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Home My WebLink AboutD-1 Attachment 5 - California Grand Village Azusa Greens Specific PlanCalifornia Grand Village Azusa GreensSPECIFIC PLAN Draft Submitted: October 04, 2018 Approval Date: [Insert Text] California Grand Village Azusa Greens Specific Plan Draft Submitted: October 04, 2018 Approval Date: [Insert Text] Prepared For: Carlson Strategic Land Solutions 27134A Paseo Espada, Suite 323 San Juan Capistrano, California 92675 In conjunction with: Irwin Partners Architects 245 Fischer Avenue, Unit B-2 Costa Mesa, CA 92626 Firesafe Planning Solutions 302 N El Camino Real, Suite 202 San Clemente, CA 92672 Friedrichsen Garden and Design, LLC Box 1405 Topanga, CA 90290 Linscott, Law, & Greenspan, Engineers 2 Executive Circle, Suite 250 Irvine, CA 92614 PROACTIVE Engineering Consultants 20532 El Toro Road, Suite 202 Mission Viejo, CA 92692 VisionScape Imagery 26050 Acero Mission Viejo, CA 92691 Prepared By:City of Azusa 213 E. Foothill Boulevard Azusa, California 91702 And CGVA Partners, LLC 1209 Santiago Drive Newport Beach, California 92660 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | i Table of Contents Section 1.0 Introduction 1.1 Summary of the Specific Plan 1.2 Location of the Specific Plan Area 1.3 Existing Land Use 1.4 Surrounding Land Uses 1.5 Authority and Scope 1.6 Relationship to the City of Azusa General Plan 1.7 Organization of the Specific Plan Section 2.0 Goals and Objectives Section 3.0 Land Use Plan 3.1 Land Use Map 3.2 Land Use Designations 3.2.1 Residential Care Facility for the Elderly (RCFE) Section 4.0 Development Plan 4.1 Senior Village Development Plan 4.1.1 Floor Plans 4.2 Fire Master Plan 4.3 Grading Plan 4.4 Circulation Plan 4.4.1 Street Improvements 4.4.2 Access and Entry 4.4.3 Pedestrian and Golf Cart Circulation 4.4.4 Parking Plan 4.5 Signage and Lighting Plan 4.5.1 Signage Plan 4.5.2 Lighting Plan 1 1 2 2 8 8 10 10 12 13 13 13 13 16 16 23 29 31 31 31 33 36 38 39 39 39 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | ii Table of Contents 4.6 Wall Plan 4.7 Safety Plan 4.7.1 Senior Village Section 5.0 Design Guidelines 5.1 Architectural Style 5.2 Massing and Scale 5.3 Landscape Plan 5.4 Entries and Monuments 5.5 Art In Public Places Section 6.0 Permitted Uses and Development Standards 6.1 General Provisions 6.2 Development Plan 6.2.1 Permitted Uses 6.3 Development Standards 6.3.1 Setbacks 6.3.2 Building Height 6.3.3 Unit Size 6.3.4 Wall and Fences 6.3.5 Trash Enclosures 6.3.6 Off-Street Parking Section 7.0 Infrastructure Plan 7.1 Water System Management 7.1.1 Pressure and Fire Flow 7.2 Sewer System Improvements 7.3 Storm Drainage 7.4 Solid Waste 7.4.1 Municipal Waste Collection 7.4.2 Solid Waste Disposal Sites 7.5 Energy Plan 7.6 Utility Plan 41 43 43 44 44 49 49 50 50 52 52 53 53 54 54 54 55 55 55 56 57 57 57 59 59 62 62 62 62 62 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | iii Table of Contents Section 8.0 Implementation Plan 8.1 Land Use Regulations 8.2 Phasing Plan 8.3 Finance Plan 8.4 Delivery Plan Section 9.0 Administration Plan 9.1 CEQA Compliance 9.2 Enforcement of the Specific Plan 9.3 Minor Modifications and Specific Plan Amendments 9.3.1 Minor Modifications 9.3.2 Specific Plan Amendment 63 63 63 64 64 65 65 65 65 66 68 List of Tables Table 1 Surrounding Uses: General Plan Designations, Zoning Designations, and 2018 Land Uses Table 2 Conceptual Suite Mix Table 3 Residential Care Facility for the Elderly Permitted Uses Table 4 Minimum Floor Area for Independent Living Units 8 16 53 55 List of Figures Figure 1 Regional Location Figure 2 Project Vicinity Map Figure 3 Existing General Plan Land Use Designation Figure 4 Existing Zoning Map Figure 5 Azusa Greens Golf Club – Existing Numbered Golf Holes Figure 6 Surrounding Land Use Map Figure 7 Land Use Map Figure 8 Development Plan Figure 9 Architectural Floor Plans Open Space – First Floor Figure 10 Architectural Floor Plans Open Space – Second Floor Figure 11 Architectural Floor Plans Open Space – Third Floor Figure 12 Architectural Floor Plans Open Space – Fourth Floor 3 4 5 6 7 9 15 17 19 20 21 22 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | iv Table of Contents Figure 13 Architectural Floor Plans – First Floor Figure 14 Architectural Floor Plans – Second Floor Figure 15 Architectural Floor Plans – Third Floor Figure 16 Architectural Floor Plans – Fourth Floor Figure 17 Fire Master Plan Figure 18 Conceptual Grading Plan Figure 19 Conceptual Circulation Plan Figure 20 Typical Street Sections Figure 21 Conceptual Pedestrian and Golf Cart Circulation Plan Figure 22 Conceptual Landscape Plan Figure 23 Conceptual Fence and Wall Plan Figure 24 Exterior Elevation Figure 25 Main Entrance Elevation Figure 26 Courtyard Elevation Figure 27 Conceptual Plant Palette Figure 28 Existing and Proposed Water System Connections Figure 29 Existing and Proposed Sewer System Connections Figure 30 Proposed Storm Drain Facilities 24 26 27 28 30 32 34 35 37 40 42 46 47 48 51 58 60 61 Appendices Appendix A: General Plan Consistency Appendix B: Azusa Greens Parking Study 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1California Grand Village Azusa Greens Specific Plan The California Grand Village Azusa Greens Specific Plan (“Specific Plan”) provides a comprehensive regulatory and visionary plan to repurpose a portion of the Azusa Greens Country Club (“Azusa Greens”) to allow the development of an Independent Senior Living Village (“Senior Village”) on 4.48 acres. Development of the Senior Village would occur in an area of the Azusa Greens existing golf holes 3 and 6. This Specific Plan applies to development of the Senior Village parcel only. The Senior Village consists of a residential community of 253 dwellings for seniors (age 62 and older). All dwellings are for lease and the unit mix will consist of 199 Independent Living residences, 28 Assisted Living residences, and 26 Memory Care suites. A total of 253 parking spaces are provided in a multi-level parking structure, completely surrounded by the Senior Village residences. The Senior Village project’s goal is to provide housing for independent seniors who wish to live and age in place within a resort-like setting, with amenities such as meals in a gourmet restaurant, deli, housekeeping, concierge, security, high-tech movie theater, computer café, art studio, salon, pool and spa, gym/fitness rooms, transportation, and numerous programmed activities and outings. Implementation of the development under this Specific Plan would require the following actions by the City of Azusa: »Certification of an Environmental Impact Report for the project. »Approval of a General Plan Amendment to change the land use designation from Open Space to California Grand Village Azusa Greens Specific Plan. »Approval of a Zone Change to change the zoning from Recreation to California Grand Village Azusa Greens Specific Plan. »Adoption of the California Grand Village Azusa Greens Specific Plan. »Approval of a Tentative Tract Map to subdivide the Azusa Greens property to create the 4.48-acre parcel for development of the Senior Village. »Approval of the Design Review tor the conceptual plans for the Senior Village.Section1INTRODUCTION 1.1 Summary of the Specific Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 1 – INTRODUCTION California Grand Village Azusa Greens Specific Plan Page | 2 The Specific Plan area encompasses 4.48 acres located within the northwest corner of the City of Azusa, north of Interstate 210 and west of Highway 39 as shown on Figure 1. Development of the Senior Village under this Specific Plan will occur on a parcel located at the southeast corner of West Sierra Madre Avenue (Sierra Madre Avenue) and North Todd Avenue (Todd Avenue) as shown on Figure 2, specifically in the area of golf holes 3 and 6 of Azusa Greens (a portion of Assessor Parcel Number 8617-001-005). Currently the Specific Plan area is owned and operated by Azusa Greens Country Club, LLC. 1.2 Location of the Specific Plan Area 1.3 Existing Land Use The Specific Plan area’s General Plan designation is Open Space; the site is within the “West End Industrial District Boundary as shown on Figure 3. The site is zoned Recreation as shown on 4. The Specific Plan area is currently occupied by Azusa Greens, specifically, two golf holes (3 and 6) that play north/south between an existing light industrial business (Rain Bird) on the east and Todd Avenue on the west. This area of the golf course is relatively flat. Ornamental trees line both sides of each fairway and the course includes sand traps. Water features are not present on this portion of the golf course. A single concrete block bathroom structure is located south of the Specific Plan area, between the north/south holes (Holes 3 and 6) and the existing east/west holes (Holes 4 and 5). Figure 5 provides an aerial with the existing numbered golf holes for reference purposes. California Grand Village Azusa Greens Specific Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 Page | 3 Figure 1: Regional Location California Grand Village Project Prepared By:I 1 inch = 20,000 feet 017535087.5 FeetMap Created: 05/25/2017Carlson SLS Bing MapsData Sources: FIGURE 2 Project Vicinity Map ^_ Approximate Project Location N.T.S. Source: Bing Maps. California Grand Village Azusa Greens Specific Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 Page | 4 Sierra Madre Avenu e 10th StreetTodd AvenueLegend Specific Plan Area Figure 2: Project Vicinity Map N.T.S. Source: Bing Maps. California Grand Village Azusa Greens Specific Plan Page | 5 Figure 3: Existing General Plan Land Use Designation N.T.S. Source: City of Azusa General Plan. 10th StreetTodd AvenueOpen Space Light Industrial Moderate Density Residential Medium Density Residential Drainage/Utilities Legend Specific Plan Area General Plan Land Use West End Industrial District Boundary Sierra Madre Avenu e California Grand Village Azusa Greens Specific Plan Page | 6 N.T.S. Legend Specific Plan Area Recreation (Rec) West End Light Industrial (DWL) Moderate Density Residential (MOD) Medium Density Residential (MED) Zoning Map Designation Figure 4: Existing Zoning Map Source: City of Azusa General Plan. Sierra Madre Avenu e 10th StreetTodd Avenue West End Industrial District Boundary California Grand Village Azusa Greens Specific Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 Page | 7 Figure 5: Azusa Green Golf Club - Existing Numbered Golf Holes California Grand Village Azusa Greens Prepared By:I 1 inch = 333.33 feet 0 100 20050 FeetMap Created: 12/01/2016Carlson SLS Bing MapsData Sources: FIGURE 3 Project Vicinity Map N.T.S. 6 2 3 7 8 1 9 5 4 Note: Aerial displays the first 9 golf holes of the 18 hole Golf Course. Source: Google Earth. Golf Cart Crossing Sierra Madre Avenue 10th StreetTodd AvenueSierra Madre Avenue 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 1 – INTRODUCTION California Grand Village Azusa Greens Specific Plan Page | 8 1.5 Authority and Scope California Governmental Code Section 65450 et. seq. authorizes cities to prepare specific plans for the “systematic implementation of the general plan for all or part of the area covered by the general plan.”1 Furthermore, specific plans implement a city’s General Plan in greater detail through application of development standards, programs, and regulations, thus establishing a link to the General Plan with a specific project. Section 65451 requires specific plans include the following: (1) The distribution, location and extent of the uses of land, including open space, within the area covered by the plan. (2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. (4) A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3). Land uses on and surrounding the Specific Plan area are summarized in the following table. 1.4 Surrounding Land Uses 1. California Government Code Section 65450. Figure 6 shows the Specific Plan area and the surrounding land uses. Table 1. Surrounding Uses: General Plan Designation, Zoning Designation, and 2018 Land Use North East South West Specific Plan area Direction General Plan Designation Zoning Designation 2018 Land Use Recreation Light Industrial/West End Light Industrial District Recreation /West End Light Industrial District Light Industrial/West End Light Industrial District Open Space /West End Industrial District Recreation Recreation Golf Course Golf Course West End Light Industrial District Light industrial (Rain Bird) Recreation Golf Course West End Light Industrial District Colorama Nursery (possible future light industrial) California Grand Village Azusa Greens Specific Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 Page | 9 Sierra Madre Avenu e 10th StreetTodd AvenueFigure 6: Surrounding Land Use Map N.T.S. Legend Senior Village Site Source: Google Earth. Rain Bird Corporation - Light Industrial Azusa Greens Golf Club - Recreation Colorama Nursery - Future Light Industrial Lagunitas Brewing Company - Light Industrial Azusa Greens Golf Club - Recreation Light Industrial Specific Plan area Attached Residential- Moderate Density Residential 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 1 – INTRODUCTION California Grand Village Azusa Greens Specific Plan Page | 10 1.7 Organization of the Specific Plan Section 2.0 Goals and Objectives. This section identifies the goals and objectives of the Specific Plan. The goals and objectives help describe the vision of the proposed development. (Government Code Section 65451) Section 3.0 Land Use Plan. The Land Use Plan establishes the land use designation(s) within the Specific Plan area. (Government Code Section 65451(a)(1)) Section 4.0 Development Plan. The Development Plan provides a detailed written and graphic description of the development of the Specific Plan area. (Government Code Section 65451(a)(3)) The City’s General Plan establishes land use patterns, and overall policies and goals to govern how the land use patterns are established. By law, a specific plan must be in conformance or consistent with the General Plan, including applicable policies and goals. The Governor’s Office of Planning and Research defines consistency with a General Plan as “a program or project that will further the objectives and policies of the General Plan and not obstruct their attainment.” It is the intent of the City Council that this Specific Plan will lead to the systematic implementation of the General Plan goals and policies that relate to, and control, development in the Specific Plan area. The City of Azusa General Plan is unique in that the land use designation for the project site is Open Space, however, the site also falls within the West End Light Industrial District, which has its own goals and policies. Therefore, analysis of consistency with the General Plan also includes analysis of West End Industrial District policies. Implementation of this Specific Plan requires a General Plan Amendment. With approval of the General Plan Amendment this Specific Plan would be consistent with the Azusa General Plan, as presented in Appendix A. The General Plan Consistency presented in Appendix A provides those goals and policies applicable to the California Grand Village Azusa Greens Specific Plan and a corresponding explanation of the Specific Plan’s consistency with those goals and policies. 1.6 Relationship to the City of Azusa General Plan Pursuant to California Government Code Section 65454, a specific plan shall be consistent with the local jurisdiction’s General Plan. In cases where a conflict occurs between the existing general plan designation and the specific plan land use designations, a General Plan Amendment is necessary. The California Grand Village Azusa Greens Specific Plan is adopted by Ordinance and function as a regulatory document. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 1 – INTRODUCTION California Grand Village Azusa Greens Specific Plan Page | 11 Section 5.0 Design Guidelines. The Design Guidelines provide a description of how future development should appear. The Design Review plans shall be consistent with the guidelines established in this section. (Government Code Section 65452) Section 6.0 Development Standards. The Development Standards establish permitted uses, setbacks, height limits, and other development standards to regulate future construction. (Government Code Section 65451(a)(3) Section 7.0 Infrastructure Plan. The Infrastructure Plan describes necessary infrastructure to serve future development within the Specific Plan area. This section provides a description of the planned infrastructure improvements, which are shown in greater detail on other plans, such as a subdivision map, utility, or improvement plans. (Government Code Section 65451(a)(2)) Section 8.0 Implementation Plan. The Implementation Plan is an administrative section describing how the Specific Plan shall be implemented, enforced, and amended, if necessary. (Government Code Section 65451(a)(4) and 65453) Appendix A General Plan Consistency. Appendix A includes a table that identifies applicable General Plan policies and corresponding analysis of Specific Plan consistency. (Government Code Section 65454) Appendix B Azusa Greens Parking Study. Appendix B includes a parking study prepared by Linscott, Law, and Greenspan, traffic engineers. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 12California Grand Village Azusa Greens Specific Plan This Specific Plan defines land use regulations, development standards, and architectural guidelines for future development within the Specific Plan area. The Specific Plan’s standards, regulations, and guidelines are tools that the City and Developer/Land Owner will refer to for development and design guidance. The Specific Plan replaces standard zoning regulations applicable to the Specific Plan area. The following goals and objectives are established for the Specific Plan area: »Provide “for rent” housing for seniors, 62 years and older. »Provide an amenity-rich, luxurious lifestyle Senior Village that provides full-service meals, house- keeping, activities, and full-time on-site management and security. »Provide limited continuing care, such as Assisted Living and Memory Care. »Integrate development within the Specific Plan area with existing and future surrounding development. »Create a design that ensures attractive architecture for buildings, outdoor spaces, landscaping, and establishes a distinct yet harmonized look and feel for the Senior Village. »Develop a Senior Village that provides fiscal benefit to the City, whereby revenues from the new community exceed public expenditures needed to serve and maintain the community. »Provide public infrastructure improvements required to support the land uses envisioned under the Specific Plan. »Provide continued connectivity for golf play between holes 2 and 7 north of Sierra Madre Avenue and holes 3 – 6 south of Sierra Madre Avenue. GOALS AND OBJECTIVESSection2 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 13California Grand Village Azusa Greens Specific Plan The 4.48 acres of the Specific Plan area is designated Residential Care Facility for the Elderly (RCFE), which provides for senior housing use consistent with the definition of RCFE found in the Azusa Municipal Code. Figure 7 provides a land use designation map for the Specific Plan area. Any future development inconsistent with the land use shown in Figure 7 and as described herein would require a Specific Plan Amendment. 3.1 Land Use MapSection3LAND USE PLAN The City of Azusa Municipal Code Section 88.070.020 includes the following definition of RCFE: Residential Care Facility for the Elderly (RCFE). A housing arrangement chosen voluntarily by the residents, or the residents’ guardians, conservators or other responsible persons; where 75 percent of the residents are at least 62 years of age, or, if younger, have needs compatible with other residents; and where varying levels of care and supervision are provided, as agreed to at the time of admission or as determined necessary at subsequent times of reappraisal (definition from California Code of Regulations Title 22, Division 6, Chapter 6, Residential Care Facilities for the Elderly). RCFE projects may include basic services and community space. RCFE projects include assisted living facilities (board and care homes), congregate housing, independent living centers/senior apartments, and life care facilities as defined below. 3.2.1 Residential Care Facility for the Elderly (RCFE) In accordance with Government Code Section 65451(a)(1), the Specific Plan establishes land use designations within the Specific Plan area. 3.2 Land Use Designation The Specific Plan area is designated RCFE and shall permit uses consistent with the definition of RCFE found in the Azusa Municipal Code. Permitted residential uses include assisted living facilities, congregate housing, independent living, senior apartments, and life care facilities to eligible persons, where 75 percent of the residents are at least 62 years of age. Certain age exceptions are permitted based on required level of care and compatibility with other residents, as specified in the Azusa Municipal Code and State licensing requirements. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 3 – LAND USE PLAN California Grand Village Azusa Greens Specific Plan Page | 14 1. Assisted Living Facility. A residential building or buildings that also provide housing, personal and health care, as permitted by the department of social services, designed to respond to the daily, individual needs of the residents. Assisted Living Facilities may include kitchenettes (small refrigerator, sink and/or microwave oven) within individual rooms. Assisted Living Facilities are required to be licensed by the California Department of Social Services, and do not include skilled nursing services. 2. Independent Living Center/Senior Apartment. Independent living centers and senior apartments and are multi-family residential projects reserved for senior citizens, where common facilities may be provided (for example, recreation areas), but where each dwelling unit has individual living, sleeping, bathing, and kitchen facilities. 3. Life Care Facility. Sometimes called continuing care retirement communities, or senior continuum of care complex, these facilities provide a wide range of care and supervision, and also provide health care (skilled nursing) so that residents can receive medical care without leaving the facility. Residents can expect to remain, even if they become physically incapacitated later in life. Life care facilities require multiple licensing from the state department of social services, the state department of health services, and the state department of insurance. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | 15 Sierra Madre Avenu e 10th StreetTodd AvenueLegend Specific Plan Area Boundary Residential Care Facility for the Elderly (RCFE) Land Use Designation Figure 7: Land Use Map N.T.S. Source: Google Earth. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 16California Grand Village Azusa Greens Specific Plan 4.1 Senior Village Development PlanSection4DEVELOPMENT PLAN The Senior Village consists of a maximum of 253 residences, consisting of 199 Independent Living residences, 28 Assisted Living suites, and 26 Memory Care suites2. While primarily an Independent Living village, the limited Assisted Living and Memory Care provide continuing care as needed for either existing residents or others in need. Figure 8, represents the Development Map, which depicts the extent of physical improvements within the Specific Plan area. The following table provides a summary of the conceptual sizes of the residences. Each Independent Living residence also includes an efficiency kitchen for optional in-residence dining. Table 2. Conceptual Suite Mix3 Studio 1 Bedroom 1 Bedroom plus Den 2 Bedroom 3 Bedroom Sub-Total Independent Living Studio Memory Support Sub-Total Studio 1 Bedroom Assisted Living Sub-Total Total 50 21 84 38 6 199 26 26 20 8 28 253 504 710 908 1,088 1,554 380 401 468 Number of Residences Approximate Average Square Footage of Each Suite 2. The number is Independent Living residences (199) is a maximum. The number of Memory Care and Assisted Living residences may increase as necessary to accommodate aging in place conditions. 3. The mix of Independent Living residence sizes may change without restriction, provided the overall total number of residences and the maximum number of Independent Living residences does not change. Furthermore, the size of each unit may not be reduced below the minimum specified in Section 6.3.3. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | 17 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Color Site Plan A16.1 PROJECT NO: 16004 PLOT DATE: 2/5/2018 16004 Pac10 Azusa.plnUPUP28'-0" Clear28'-0"erP- noitacideD ytreporP eniLerP- noitacideD ytreporP eniL ytreporP eniL ytreporP eniL ytreporP eniL ytreporP eniL desoporPweN ytreporP eniL desoporPweN ytreporP eniL8'-0" hgiH UMC llaW UMC llaW( ees liviC&epacsdnaL)Fire AccessRoadFire AccessRoadFireAccessRoadOpeningClear-Golf Course-- lairtsudnI- porD ffO kciP pUtelaVlliFFigure 8: Development Plan N.T.S.Source: Irwin Partners Architects (02/05/2018). Sierra M a d r e A v e n u e Todd Avenue 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 18 In addition to residences, the Senior Village includes amenities for residents and guests. Planned amenities for the Independent Living portion of the Senior Village include at minimum the following: »Meals prepared by a central kitchen in a formal dining room. The dining room can also be used for activities, such as holiday programs or concerts for residents. »A wine bar/outdoor patio on a roof deck. »Fitness rooms, with training staff available, and instructed classes. »Outdoor pool and spa. »Outdoor deck/courtyard surrounding the pool with soft seating, fire pits, umbrellas. »Day spa/wellness center facility. »Multi-purpose meeting and activity rooms that provide for a range of activities, such as computers, library, games, and music. »Movie theater. »Hair salon. »Outdoor space consists of patios, gardens, trails, a dog park, and passive landscaped areas. »Administrative and management offices, with on-site staff who provide services such as a concierge, transportation, activities, and programming. The Assisted Living and Memory Care portions of the Senior Village also provide amenities on a smaller scale. Those amenities include separate dining room, multi-purpose rooms, and outdoor courtyards with gardens. The Senior Village is purposefully designed to provide common open space over individual private open space for three primary reasons. First, the demographics of the Senior Village are very different from traditional multi-family housing that often have children living in the home and pets that require private outdoor space. Second, the purpose of the Senior Village is to minimize maintenance/cleaning obligations for the residents, which increase with private open space. Third, studies have shown that it is healthier for seniors to interact socially with others. Therefore, the Senior Village is designed to provide a healthier lifestyle by encouraging its residents to use common open space instead of private open space. Figures 9 through 12 are floor plans of the Senior Village that are colored to highlight the open space for Independent Living (green color) and open space for Memory Care and Assisted Living (blue color). In total, the open space for Independent Living represents an average of 272 square feet per residence. The average open space for Assisted Living/Memory Care, is 247 square feet per residence. Where possible, individual Independent Living residences have balconies or patios, a minimum of 40 square feet, that provide individual outdoor living space. Page | 19 California Grand Village Azusa Greens Specific Plan Independent Living Open Space Assisted Living and Memory Care Open Space Figure 9: Architectural Floor Plans Open Space — First Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714)557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W.Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 First Floor Space Plan A16 PROJECT NO: 16004PLOT DATE: 8/7/2018 16004 Pac10 Azusa.plnW/DREFREW/DREF RE REFRE REFRE W/DREFREW/D REF RE W/DREFRE W/D REFRE REFREFREFW/DREFRE W/DW/DUPW/DRGRGRGRGREFRE REFRE W/DREFREW/DREFREW/DREFREW/DREFREW/DREFREW/DRGRGRGRGW/D F W/DF WWWDRDRREFRG RGRGDWFW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRG REF W/DRGW/DRGW/DRGUP 22 x 6 1/2" = 12'-0"W/DRGUP11'-1 1/2"9'-0"9'-0" 10'-4"9'-0"10'-4 1/2"10'-3 1/2"9'-0"10'-7 1/2"10'-6"3'-6 1/2"10'-10"9'-0"11'-10"9'-0"10'-4 1/2"9'-0"8'-7"13'-10 1/2" 15'-7" 16'-3 1/2" 22'-3 1/2"3'-0"02A9Fence 8'-0" High CMU Wall Property Line Resident Gate 3'-0" Gate Signage Wall Property Line Concrete Pool Coping Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Conc. Bollard Conc. Bollard Conc.Bollard FireAccessPathway Horizontal Exit 4.00 %4.00 %5.12 %UP 4.00 %4.00 %5.12 %UP Fire Access Pathway Elev Elev Elev Elev Drop OffPick UpValet Barber/Beauty Lounge Massage Janrr rr rr Jan stor act. dir off dress dress lobby hydro Living Room Craft Deck 3,648 SF Walk 1,610 SF Walk 617 SF Garden 2,490 SF RampDown to SW 292 SF Pool 979 SF Garden 296 SF Walk 2,503 SF IL 1a 710 SF IL 1a 710 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF Stair 233 SF IL 3a 1,376 SF IL 3c 1,741 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Dd 779 SF IL 1Dd 779 SF IL 1Dd 779 SF IL 1Db 818 SF Kitchen 1,446 SF Stair 391 SF IL Dining 2,080 SF MC Dining/Activity 3,446 SF MC a 356 SF MC a 356 SF MC a 356 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Stair 385 SF Stair 314 SF MC a 356 SF Stair 259 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF V 90 SF MC a 356 SF MC a 356 SF MC a 356 SF MC b 432 SF MC b 432 SF MC b 432 SF MC b 432 SF Stor 140 SF MC a 356 SFMC/AL Entry 362 SF IL S b 517 SF IL S b 517 SF IL S b 517 SF IL S a 467 SF Stor 83 SF Res. Laundry 158 SF Wellness 263 SF Jan. 102 SF Trash 263 SF Staff 376 SF Mdf 87 SF Cool 93 SFFrz 95 SF Elec 163 SF Work 206 SF Acct 122 SF Business 138 SF ED 165 SF Mktg 264 SF Conf 293 SF Bar 187 SF Elec Stor 343SF Pool Eq 319 SF Mail 425 SF Storage 365 SF Lobby 85 SF Balc 118 SF Balc 109 SF Balc 106 SF Game 503 SF Lobby 79 SF RR 80 SF MC a 356 SF Stor 81 SF MC Lounge 696 SF Med 116 SF MC Ed 325 SF RR 79 SF Bar Bk 89 SF Serv 569 SF Dry 99 SF Demo Kit 307 SF Rec 205 SF Mech 554 SF 263 SF Bistro 425 SF Living 2,842 SF Diet 209 SF HK 136 SFStor 286 SF Trash Area 185 SF Drink 166 SF Fitness/ Day Spa 3,548 SF Lobby Stair 288 SF ElevLobby 85 SF Elev Lobby IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Balc 49 SF FM 114 SF Elec IDF 98 SF Stor 36 SF eleq 86 SF Quiet Room 222 SF Jan. 59 SF HK 69 SF MC c 525 SF MC c 525 SF IL S c 608 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF 15 SF 15 SF 9 SF 9 SF BicycleStorage 540 SF Clean 195 SF Soil 253 SF 456789101112 13 1518212427303336 1619222528313437 141720232629323538 666462605856545250 5351494847 5755 59 613940414243444546 12303A11 03A11 01A1101A1104A1104A1107A11 07 A11 02 A11 02 A11 11 A9 11 A9 01 A10 01 A10 01A801A804A803A805A1004A1003A1002A1001A9Fill All guest parking to be provided by valet. No assigned resident parking. ROW sw 9,171 SF sw 2,635 SF Prep 229 SF P Balc 70 SF Balc 86 SF Balc 86 SF Balc 76 SF Loading Space P PPP P ADA PPPPPPPP PPPPPPP P PPPPPPP P P P P P P P P P P P P ADA P P P P P P P P PP PPPPPPP P P ADA ADA Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF IL OPEN SPACE AL/MC OPEN SPACE Legend Todd AvenueSierra Madre Avenue Page | 20 California Grand Village Azusa Greens Specific Plan Figure 10: Architectural Floor Plans Open Space — Second Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714)557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W.Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Second Floor Space Plan A17 PROJECT NO: 16004PLOT DATE: 8/7/201816004 Pac10 Azusa.plnUP12345678910UP12345678910UP 22 x 6 1/2" = 12'-0"123456789101112 13 141516171819202122W/DREFREW/DREF RE W/DREFREW/D REF RE W/DREFREW/D REFRE REFRE REFRE W/DFW/DREFREW/DREFRE REFREF REF REF REFREFREFREFREFREF REF REF REFREFW/DREFRE W/DW/DUPREF REF REF REF REF REFRGRG RGRGREFREW/DREFREW/DREFREW/DREF REW/DREFREW/DREFREW/DRGRGRGRGRGW/DF W/DREFRE W/D F W/DRG REF REF W/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGREFREFREFREFREFREFREFREFREFREFREFREFW/DRG02A9Moveable WallOpen to Living Below Open to Dining Below Stair Stair Stair Stair Stair 4.00 %4.00 %5.12 % UP4.00 %4.00 %5.12 % UP Elev Elev Elev Elev Wet Area Flat Roof AL Dining 971 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 3a 1,376 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 3c 1,741 SF IL 1Db 818 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1Db 818 SF IL S a 467 SF IL S a 467 SF AL 1 468 SF AL 1 468 SF AL 1 468 SF AL 1 468 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF Bridge AL 1 468 SF AL 1 468 SF AL 1 468 SF AL 1 468 SF IL S a 467 SF Balc 84 SF Balc 165 SF Balc 161 SF Multipurpose One 1,345 SF Deck 673 SF Med 91 SF AL Multipurpose 1,288 SF Beauty etc 694 SF AL Fitness/ PT 458 SF Trash 253 SF Elec Stor 330SF IL S a 467 SF Storage 292 SF Elev Lobby 69 SF Lobby 217 SF Jan 81 SF RR 67 SF RR 80 SF Storage 247 SF Balc 53 SF Balc 53 SF Balc 53 SF Balc 53 SF Balc 53 SF Balc 51 SF Balc 51 SF Balc 118 SF Balc 118 SF Balc 106 SF Balc 106 SFBalc 50 SF Lobby 76 SF Lobby 154 SF Lobby 60 SF Jan. 56 SF SB 473 SF Wellness 212 SF Priv Dining 540 SF IL Craft 1,122 SF AL-Sb 382 SF AL-Sc 447 SF AL-Sc 447 SF AL-Sc 447 SF AL-Sc 447 SF AL-Sc 447 SF Balc 51 SF Stor 185 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Balc 50 SF Lobby Elev Lobby 73 SF Balc 78 SF Balc 86 SF Bridge Stor 146 SF Multipurpose Two 925 SF Stor 99 SF RR 89 SF Stor 105 SF AL Living 1,407 SF AL Bistro 1,014 SF Trash Hold 86 SF Elec IDF 86 SF Bridge Balc 70 SF IL S c 608 SF IL S c 608 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF Balc 81 SF Balc 81 SFBalc 81 SF 15 SF Balc 81 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF 15 SF Balc 81 SF Balc 81 SF Balc 81 SF Balc 81 SF 9 SF 9 SF 03A11 03 A11 01A1101A1104A1104A1107 A11 07 A11 02 A11 02 A11 11A9 11 A9 01A10 01 A10 01A801A804A803A805A1004A1003A1002A1001A993 94 9699102105108111114117120122 97100103106109112115118121123 9598101104107110113116119 151149147145143141139137135 138136134133132 142140 144 146124125126127128129130131 868992 90 91 87 88 84 85 83 63 65 67 69 71 68 70 72 73 74 7576777879808182All guest parking to be provided by valet. No assigned resident parking. P ADA P P P P P P VAN P ADA PPPPPPPPPPP PPPPPPPPPPPP P PPPPPPPPPPPP P P P P P P P P P P P P ADA P P P P P P P P P P P PP PPPPPPPPPPP P IL OPEN SPACE AL/MC OPEN SPACE Independent Living Open Space Assisted Living and Memory Care Open Space Legend Page | 21 California Grand Village Azusa Greens Specific Plan Figure 11: Architectural Floor Plans Open Space — Third Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714)557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W.Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Third Floor Space Plan A18 PROJECT NO: 16004PLOT DATE: 8/7/2018 16004 Pac10 Azusa.plnUP12345678910 REF RE W/DF W/DFW/DFW/DW/D W/DREFREREFREREFRE W/DFW/DFW/D F W/DF W/D F W/DFW/DW/DW/DW/DW/DW/DW/DW/DW/DW/DUPRG RG RGREFREW/DREFREW/DREFREW/DREF REW/DREFREW/DREFREW/DRGRGRGRGW/DREFREW/DREF RE W/DF W/DREFREW/D REF RE W/DREFREW/D REFREW/DREFREW/DREFRERGRG RGRGRGW/DFREFRE W/DREFRE W/DW/DREFRE W/DREFRE W/D F W/DRG REF REF W/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGREFREFREFREFW/DRG02A9Stair Stair Stair Stair Stair Roof TerraceRoof Terrace UP Elev Elev 4.00 %4.00 %5.12 % UP4.00 %4.00 %5.12 % UP Flat Roof Roof IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 2a 1,056 SF IL 1D a 897 SF IL 1D a 897 SF IL 1D a 897 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 3a 1,376 SF IL 3c 1,741 SF IL 1Db 818 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1Db 818 SF Storage 68 SF Balc 86 SF Terrace 766 SF Elec Stor 330SF Storage 313 SF Balc 106 SF Theatre 1,382 SF Terrace 219 SF Storage 365 SF Stor 197 SF Stor 83 SF SB 473 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Game 834 SF Balc 50 SF Balc 118 SF Balc 118 SF Balc 106 SFBalc 50 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Trash Hold 98 SF Elec IDF 98 SF Balc 161 SF Balc 74 SF Deck 90 SF Balc 114 SF Balc 116 SF Balc 114 SF Balc 114 SF Balc 130 SF Balc 240 SF Balc 83 SF Balc 82 SF Balc 86 SF Balc 84 SF Balc 69 SF Balc 69 SF Balc 69 SF Balc 69 SF Balc 69 SF HK 244 SF Elec/IDF 124 SF Trash 261 SF HK 73 SF Deck 90 SF Balc 86 SF Bridge Bridge Lobby 217 SF Jan 81 SF RR 67 SF RR 80 SF ElevLobby 73 SF Balc 70 SF IL S c 608 SF IL S c 608 SF Balc 160 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 81 SF Balc 81 SFBalc 81 SF 15 SF Balc 81 SF 15 SF Balc 81 SF Balc 81 SF Balc 81 SF Balc 81 SF 9 SF 9 SF Elev Lobby 69 SFLobby 146 SF Lobby 60 SF 03 A11 03A11 01A1101A1104A1104A1107 A11 07 A11 02A11 02 A11 11 A9 11A9 01 A10 01A10 01A801A804A803A805A1004A1003A1002A1001A9178 179 181184187190193196199202205207 182185188191194197200203206208 180183186189192195198201204 236234232230228226224222220 223221219218217 227225 229 231209210211212213214215216 171174177 175 176 172 173 169 170 168 148 150 152 154 156 153 155 157 158 159 160161162163164165166167All guest parking to be provided by valet. No assigned resident parking. P ADA P P P P P P VAN P ADA P P P P P P P P ADA P P P P P P P P P P P PP PPPPPPPPPPP P PPPPPPPPPPPP PPPPPPPPPPPP P PP P PPPPPPPPPPPP IL OPEN SPACE AL/MC OPEN SPACE Independent Living Open Space Legend Page | 22 California Grand Village Azusa Greens Specific Plan Figure 12: Architectural Floor Plans Open Space — Fourth Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714)557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W.Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Fourth Floor Space Plan A19 PROJECT NO: 16004PLOT DATE: 8/7/2018 16004 Pac10 Azusa.plnUP12345678910W/DFREFREW/DREFREW/DRGRGRGRGW/DREFREW/DREF RE W/DREF REW/DREFREW/DFRGRGREFREW/DREF REW/DREFREW/DREFREW/DREFREW/DREFREW/DREFREW/DW/DW/DW/DW/DW/DW/DREF RE W/DW/D F W/DF W/DRGW/DRGW/DRGW/DRGREFREF 02A9Stair Stair Stair DWN4.00 %4.00 %5.12 % FLOOR 411 SPACES Elev Elev IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 2a 1,056 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1Db 818 SF Storage 91 SF Elev Lobby 71 SF Lounge 292 SF Jan 87 SF RR 81 SF Lobby 154 SF Lobby 60 SF Elec Stor 330SF Outdoor Wine Bar/ Social Patio 2,585 SF Stor 257 SF Lobby 216 SF SB 472 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Balc 106 SF Balc 106 SFBalc 50 SF IL S a 467 SF IL S a 467 SF Stor 162SF ElevLobby 160 SF Balc 114 SF Balc 116 SF Balc 114 SF Balc 116 SF Balc 130 SF Balc 240 SF Balc 84 SF Balc 69 SF Balc 69 SF Reading 1,051 SF Maint/Stor 244 SF Elec/IDF 122 SF Trash 261 SF HK 72 SF Balc 79 SF Balc 78 SF Balc 76 SFBalc 88 SF Lounge 993 SF IL S d 566 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF IL S c 608 SF Balc 81 SF Balc 81 SFBalc 81 SF 15 SF Balc 81 SF 15 SF Balc 81 SF Balc 81 SF Balc 81 SF Balc 81 SF 9 SF 9 SF Reading 159 SF 03 A11 03A11 01A1101A1104A1104A1107 A11 07 A11 02A11 02 A11 11 A9 11A9 01 A10 01A10 01A801A804A803A805A1004A1003A1002A1001A9233 235 237 239 241 238 240 242 243 244 245246247248249250251252253 Roof Well Roof Roof Roof Roof Roof Roof Roof All guest parking to be provided by valet. No assigned resident parking. Flat Roof 1,929 SF P ADA P P P P P P VAN P ADA P P P PPPP P IL OPEN SPACE AL/MC OPEN SPACE Independent Living Open Space Legend 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 23 The following design attributes of the floor plans are summarized below and shown in Figures 13 through 16. Parking »A central parking structure provides multiple story parking decks to provide residents direct access to their respective residential floor. The parking structure includes three full levels of parking and a partially covered roof with additional uncovered parking, for residents, guests, and employees. Additional information regarding the Parking Requirements can be found within Section 4.4.4 Parking Plan and within the parking study found in Appendix B. First Floor Plan »Vehicle and primary pedestrian entry to the Senior Village occurs from Todd Avenue, located south of the midpoint of the property. »The project entry includes a circular driveway around a specimen tree. A porte-cochère crosses a portion of the circular drive to provide a covered entry »The parking structure takes access from the circular drive directly north of the entry. Access to the parking structure would be restricted to residents, guests, and employees through the use of gates. »Surrounding, and north of the structure, are Independent Living residences. Residences on the perimeter take access from an interior hallway corridor and open out to the exterior of the building with a patio. Residences on the interior also take access from an interior hallway corridor and open out to a courtyard containing a patio, garden, pool, and hot tub. »The southeast corner of the courtyard is occupied by the spa and wellness center. This area contains a spa with massage services, and fitness studios. »East of the circular entry are the common area facilities. A living room allows for social gatherings while other meeting rooms allow for smaller group activities. Additional meeting and activity rooms provide for a range of social and individual activities or events, such as computers, games, music, movies, reading, furthering education, etc. »A bistro provides quick ‘grab-n-go’ food items. Farther east is the full-service restaurant style dining room and kitchen. The dining room opens to an outdoor patio for indoor/outdoor dining and gathering. »Adjacent to the common areas is the administration area including management and marketing offices, accounting, and security. »South of the circular entry is the Memory Care wing. An outdoor fenced garden provides controlled walking and sitting space. Memory Care suites extend around the perimeter of this area. »A separate dining, living and activity areas for Memory Care are located adjacent to the kitchen and wellness staff areas. 4.1.1 Floor Plans Page | 24 California Grand Village Azusa Greens Specific Plan Figure 13: Architectural Floor Plans — First Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714)557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W.Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 First Floor Plan A3 PROJECT NO: 16004 PLOT DATE: 8/7/2018 16004 Pac10 Azusa.plnW/DREF REW/DREF RE REFRE REFRE W/DREFREW/D REF RE W/DREFREW/D REFRE REFREF REFW/DREFRE W/DW/DUPW/DRGRGRGRGREFRE REFREW/DREFRE W/DREFREW/DREFREW/DREFRE W/DREF REW/DRGRGRGRGW/D F W/DF WWWDRDRREFRG RGRGDWFW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRG REF W/DRGW/DRGW/DRGUP 22 x 6 1/2" = 12'-0"W/DRGUP11'-1 1/2"9'-0"9'-0"10'-4"9'-0"10'-4 1/2"10'-3 1/2"9'-0"10'-7 1/2"10'-6"3'-6 1/2"10'-10"9'-0"11'-10"9'-0"10'-4 1/2"9'-0"8'-7" 13'-10 1/2" 15'-7" 16'-3 1/2" 22'-3 1/2"3'-0"02A9Fence 8'-0" High CMU Wall Property Line Property Line Resident Gate 3'-0" Gate Signage Wall New Proposed Property Line Pre-Dedication Property Line Pre-Dedication Property Line New Proposed Property Line Property Line CMU Wall Concrete Pool Coping Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Conc. Bollard Conc. Bollard Conc. Bollard Fire Access Pathway Horizontal Exit 4.00 %4.00 %5.12 %UP 4.00 %4.00 %5.12 %UP Property Line Fire Access Pathway -N. Todd Avenue--W. Sierra Madre Avenue-Industrial Golf CourseElev Elev Elev Elev Drop Off Pick Up Valet Barber/Beauty Lounge Massage Janrr rr rr Jan stor act. dir off dress dress lobby hydro Living Room Craft Deck 3,648 SF Walk 1,610 SF Walk 617 SF Garden 2,490 SF Ramp Down to SW 292 SF Pool 979 SF Garden 296 SF Walk 2,503 SF IL 1a 710 SF IL 1a 710 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF Stair 233 SF IL 3a 1,376 SF IL 3c 1,741 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Db 818 SF IL 1Dd 779 SF IL 1Dd 779 SF IL 1Dd 779 SF IL 1Db 818 SF Kitchen 1,446 SF Stair 391 SF IL Dining 2,080 SF MC Dining/Activity 3,446 SF MC a 356 SF MC a 356 SF MC a 356 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Stair 385 SF Stair 314 SF MC a 356 SF Stair 259 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF MC a 356 SF V 90 SF MC a 356 SF MC a 356 SF MC a 356 SF MC b 432 SF MC b 432 SF MC b 432 SF MC b 432 SF Stor 140 SF MC a 356 SFMC/AL Entry 362 SF IL S b 517 SF IL S b 517 SF IL S b 517 SF IL S a 467 SF Stor 83 SF Res. Laundry 158 SF Wellness 263 SF Jan. 102 SF Trash 263 SF Staff 376 SF Mdf 87 SF Cool 93 SF Frz 95 SF Elec 163 SF Work 206 SF Acct 122 SF Business 138 SF ED 165 SF Mktg 264 SF Conf 293 SF Bar 187 SF Elec Stor 343 SF Pool Eq 319 SF Mail 425 SF Storage 365 SF Lobby 85 SF Balc 118 SF Balc 109 SF Balc 106 SF Game 503 SF Lobby 79 SF RR 80 SF MC a 356 SF Stor 81 SF MC Lounge 696 SF Med 116 SF MC Ed 325 SF RR 79 SF Bar Bk 89 SF Serv 569 SF Dry 99 SF Demo Kit 307 SF Rec 205 SF Mech 554 SF 263 SF Bistro 425 SF Living 2,842 SF Diet 209 SF HK 136 SF Stor 286 SF Trash Area 185 SF Drink 166 SF Fitness/ Day Spa 3,548 SF Lobby Stair 288 SF Elev Lobby 85 SF Elev Lobby IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Balc 49 SF FM 114 SF Elec IDF 98 SF Stor 36 SF eleq 86 SF Quiet Room 222 SF Jan. 59 SF HK 69 SF MC c 525 SF MC c 525 SF IL S c 608 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF Balc 40 SF 15 SF 15 SF 9 SF 9 SF Bicycle Storage 540 SF Clean 195 SF Soil 253 SF 456789101112 13 1518212427303336 1619222528313437 141720232629323538 666462605856545250 5351494847 5755 59 613940414243444546 12303 A11 03 A11 01A1101A1104A1104A1107 A11 07 A11 02 A11 02 A11 11 A9 11 A9 01 A10 01 A10 01A801A804A803A805A1004A1003A1002A1001A9Fill All guest parking to be provided by valet. No assigned resident parking. ROW sw 9,171 SF sw 2,635 SF Prep 229 SF P Balc 70 SF Balc 86 SF Balc 86 SF Balc 76 SF Loading Space P PPP P ADA PPPPPPPP PPPPPPP P PPPPPPP P P P P P P P P P P P P ADA P P P P P P P P PP PPPPPPP P P ADA ADA Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF Balc 48 SF SCALE: 1" = 20' First Floor Plan-ColorLegend Assisted Living - Studio Assisted Living - 1 Bed Assisted Living - 2 Bed Independent Living - Studio Independent Living - 1 Bed Independent Living - 2 Bed Independent Living - 1 Bed + Den Independent Living - 2 Bed + Den Memory Care - 1 Bed Todd AvenueSierra Madre AvenueOpen Space and Storage Areas Dining and Activity Areas Administration Areas 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 25 Second Floor Plan »The second floor of the parking structure provides direct access to the Independent Living residential area. »Independent Living residences surrounding, and to the north of the structure, take access from an interior hallway corridor and open out to the exterior of the building with balconies. Residences on the interior also take access from an interior hallway corridor and open out to a courtyard with balconies. »Additional common area space is provided on the second floor in the area east of the circular driveway. The common area includes multi-purpose rooms for a variety of programmed activities. »Assisted Living residences are provided on the second floor, south of the circular driveway area. This wing of the community includes a separate Assisted Living dining room, multi-purpose room, wellness/therapy room, bistro/living area, and barber/salon. Access to the Assisted Living units is provided from the main Senior Village entry and elevators to the upper floors. Third Floor Plan »The third floor of the parking structure provides direct access to the Independent Living residential area. The third floor of the parking structure is open to the sky. »Independent Living residences surrounding, and to the north of the structure, take access from an interior hallway corridor and open out to the exterior of the building with balconies. Residences on the interior also take access from an interior hallway corridor and opens out to a courtyard with balconies. »Independent Living residences extend from the parking structure south across the entire third floor. »Multiple common area facilities are scattered across the third floor including multi-purpose room, theatre, reading room, and game room. Fourth Floor Plan »Independent Living residences extend along the east side of the building and around the east side of the center courtyard, located north of the parking structure. A small cluster of Independent Living residences occurs on the west side of the parking structure. »Just north of the parking structure is an outdoor patio that provides a gathering area and location for a roof top bar/outdoor patio. Page | 26 California Grand Village Azusa Greens Specific Plan Figure 14: Architectural Floor Plans — Second Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Second Floor Plan A4 PROJECT NO: 16004 PLOT DATE: 8/7/2018 16004 Pac10 Azusa.plnUP12345678910UP12345678910UP 22 x 6 1/2" = 12'-0"123456789101112 13 141516171819202122W/DREF REW/DREF RE W/DREFREW/D REF RE W/DREFRE W/D REFRE REFRE REFRE W/DFW/DREF REW/DREFRE REFREF REF REF REF REF REFREFREFREF REF REF REFREFW/DREFRE W/DW/DUPREF REF REF REF REF REFRGRG RGRGREFRE W/DREF REW/DREFREW/DREFREW/DREFREW/DREFREW/DRGRGRGRGRGW/DF W/DREFRE W/D F W/DRG REF REF W/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGREFREF REFREF REF REF REF REF REF REF REF REFW/DRG02A9Moveable WallOpen to Living Below Open to Dining Below Stair Stair Stair Stair Stair 4.00 %4.00 %5.12 % UP4.00 %4.00 %5.12 % UP Elev Elev Elev Elev Wet Area Flat Roof AL Dining 971 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 3a 1,376 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 3c 1,741 SF IL 1Db 818 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1Db 818 SF IL S a 467 SF IL S a 467 SF AL 1 468 SF AL 1 468 SF AL 1 468 SF AL 1 468 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF AL-Sa 386 SF Bridge AL 1 468 SF AL 1 468 SF AL 1 468 SF AL 1 468 SF IL S a 467 SF Balc 84 SF Balc 165 SF Balc 161 SF Multipurpose One 1,345 SF Deck 673 SF Med 91 SF AL Multipurpose 1,288 SF Beauty etc 694 SF AL Fitness/ PT 458 SF Trash 253 SF Elec Stor 330 SF IL S a 467 SF Storage 292 SF Elev Lobby 69 SF Lobby 217 SF Jan 81 SF RR 67 SF RR 80 SF Storage 247 SF Balc 53 SF Balc 53 SF Balc 53 SF Balc 53 SF Balc 53 SF Balc 51 SF Balc 51 SF Balc 118 SF Balc 118 SF Balc 106 SF Balc 106 SFBalc 50 SF Lobby 76 SF Lobby 154 SF Lobby 60 SF Jan. 56 SF SB 473 SF Wellness 212 SF Priv Dining 540 SF IL Craft 1,122 SF AL-Sb 382 SF AL-Sc 447 SF AL-Sc 447 SF AL-Sc 447 SF AL-Sc 447 SF AL-Sc 447 SF Balc 51 SF Stor 185 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Balc 50 SF Lobby Elev Lobby 73 SF Balc 78 SF Balc 86 SF Bridge Stor 146 SF Multipurpose Two 925 SF Stor 99 SF RR 89 SF Stor 105 SF AL Living 1,407 SF AL Bistro 1,014 SF Trash Hold 86 SF Elec IDF 86 SF Bridge Balc 70 SF IL S c 608 SF IL S c 608 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF AL-Sd 357 SF Balc 81 SF Balc 81 SFBalc 81 SF 15 SF Balc 81 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF 15 SF Balc 81 SF Balc 81 SF Balc 81 SF Balc 81 SF 9 SF 9 SF 03 A11 03 A11 01A1101A1104A1104A1107 A11 07 A11 02 A11 02 A11 11 A9 11 A9 01 A10 01 A10 01A801A804A803A805A1004A1003A1002A1001A993 94 9699102105108111114117120122 97100103106109112115118121123 9598101104107110113116119 151149147145143141139137135 138136134133132 142140 144 146124125126127128129130131 868992 90 91 87 88 84 85 83 63 65 67 69 71 68 70 72 73 74 7576777879808182All guest parking to be provided by valet. No assigned resident parking. P ADA P P P P P P VAN P ADA PPPPPPPPPPP PPPPPPPPPPPP P PPPPPPPPPPPP P P P P P P P P P P P P ADA P P P P P P P P P P P PP PPPPPPPPPPP P SCALE: 1" = 20' Second Floor Plan-Color Legend Assisted Living - Studio Assisted Living - 1 Bed Assisted Living - 2 Bed Independent Living - Studio Independent Living - 1 Bed Independent Living - 2 Bed Independent Living - 1 Bed + Den Independent Living - 2 Bed + Den Memory Care - 1 Bed Open Space and Storage Areas Dining and Activity Areas Administration Areas Page | 27 California Grand Village Azusa Greens Specific Plan 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Third Floor Plan A5 PROJECT NO: 16004 PLOT DATE: 8/7/2018 16004 Pac10 Azusa.plnUP12345678910 REF RE W/DF W/DFW/DFW/DW/D W/D REFRE REFREREFRE W/DFW/DFW/D F W/DF W/D F W/DFW/DW/DW/DW/DW/DW/DW/DW/DW/DW/DUPRG RG RG REFRE W/DREF REW/DREFREW/DREFREW/DREFREW/DREFREW/DRGRGRGRGW/DREF REW/DREF RE W/DF W/DREFREW/D REF RE W/DREFRE W/D REFREW/DREF REW/DREFRERGRG RGRGRGW/DFREFRE W/DREFRE W/DW/DREF RE W/DREFRE W/D F W/DRG REF REF W/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGW/DRGREFREF REFREFW/DRG02A9Stair Stair Stair Stair Stair Roof Terrace Roof Terrace UP Elev Elev 4.00 %4.00 %5.12 % UP4.00 %4.00 %5.12 % UP Flat Roof Roof IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 2a 1,056 SF IL 1D a 897 SF IL 1D a 897 SF IL 1D a 897 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 3a 1,376 SF IL 3c 1,741 SF IL 1Db 818 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1Db 818 SF Storage 68 SF Balc 86 SF Terrace 766 SF Elec Stor 330 SF Storage 313 SF Balc 106 SF Theatre 1,382 SF Terrace 219 SF Storage 365 SF Stor 197 SF Stor 83 SF SB 473 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Game 834 SF Balc 50 SF Balc 118 SF Balc 118 SF Balc 106 SFBalc 50 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Trash Hold 98 SF Elec IDF 98 SF Balc 161 SF Balc 74 SF Deck 90 SF Balc 114 SF Balc 116 SF Balc 114 SF Balc 114 SF Balc 130 SF Balc 240 SF Balc 83 SF Balc 82 SF Balc 86 SF Balc 84 SF Balc 69 SF Balc 69 SF Balc 69 SF Balc 69 SF Balc 69 SF HK 244 SF Elec/IDF 124 SF Trash 261 SF HK 73 SF Deck 90 SF Balc 86 SF Bridge Bridge Lobby 217 SF Jan 81 SF RR 67 SF RR 80 SF Elev Lobby 73 SF Balc 70 SF IL S c 608 SF IL S c 608 SF Balc 160 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF IL S d 566 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 81 SF Balc 81 SFBalc 81 SF 15 SF Balc 81 SF 15 SF Balc 81 SF Balc 81 SF Balc 81 SF Balc 81 SF 9 SF 9 SF Elev Lobby 69 SFLobby 146 SF Lobby 60 SF 03 A11 03 A11 01A1101A1104A1104A1107 A11 07 A11 02 A11 02 A11 11 A9 11 A9 01 A10 01 A10 01A801A804A803A805A1004A1003A1002A1001A9178 179 181184187190193196199202205207 182185188191194197200203206208 180183186189192195198201204 236234232230228226224222220 223221219218217 227225 229 231209210211212213214215216 171174177 175 176 172 173 169 170 168 148 150 152 154 156 153 155 157 158 159 160161162163164165166167All guest parking to be provided by valet. No assigned resident parking. P ADA P P P P P P VAN P ADA P P P P P P P P ADA P P P P P P P P P P P PP PPPPPPPPPPP P PPPPPPPPPPPP PPPPPPPPPPPP P PP P PPPPPPPPPPPP SCALE: 1" = 20' Third Floor Plan-Color Figure 15: Architectural Floor Plans — Third Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). Legend Assisted Living - Studio Assisted Living - 1 Bed Assisted Living - 2 Bed Independent Living - Studio Independent Living - 1 Bed Independent Living - 2 Bed Independent Living - 1 Bed + Den Independent Living - 2 Bed + Den Memory Care - 1 Bed Open Space and Storage Areas Dining and Activity Areas Administration Areas Page | 28 California Grand Village Azusa Greens Specific Plan 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Fourth Floor Plan A6 PROJECT NO: 16004 PLOT DATE: 8/7/2018 16004 Pac10 Azusa.plnUP12345678910W/DFREFRE W/DREFREW/DRGRGRGRGW/DREF REW/DREF RE W/DREFREW/DREFREW/DFRGRGREFREW/DREF REW/DREFRE W/DREFREW/DREFRE W/DREFRE W/DREFREW/DW/DW/DW/DW/DW/DW/DREF RE W/DW/D F W/DF W/DRGW/DRGW/DRGW/DRGREF REF 02A9Stair Stair Stair DWN4.00 %4.00 %5.12 % FLOOR 4 11 SPACES Elev Elev IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 1a 710 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 1D c 1,027 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2b 1,107 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 2a 1,056 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 1D d 954 SF IL 2a 1,056 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1D e 835 SF IL 1Db 818 SF Storage 91 SF Elev Lobby 71 SF Lounge 292 SF Jan 87 SF RR 81 SF Lobby 154 SF Lobby 60 SF Elec Stor 330 SF Outdoor Wine Bar/ Social Patio 2,585 SF Stor 257 SF Lobby 216 SF SB 472 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF IL S a 467 SF Balc 106 SF Balc 106 SFBalc 50 SF IL S a 467 SF IL S a 467 SF Stor 162 SF Elev Lobby 160 SF Balc 114 SF Balc 116 SF Balc 114 SF Balc 116 SF Balc 130 SF Balc 240 SF Balc 84 SF Balc 69 SF Balc 69 SF Reading 1,051 SF Maint/Stor 244 SF Elec/IDF 122 SF Trash 261 SF HK 72 SF Balc 79 SF Balc 78 SF Balc 76 SFBalc 88 SF Lounge 993 SF IL S d 566 SF Balc 85 SF Balc 85 SF Balc 85 SF Balc 85 SF IL S c 608 SF Balc 81 SF Balc 81 SFBalc 81 SF 15 SF Balc 81 SF 15 SF Balc 81 SF Balc 81 SF Balc 81 SF Balc 81 SF 9 SF 9 SF Reading 159 SF 03 A11 03 A11 01A1101A1104A1104A1107 A11 07 A11 02 A11 02 A11 11 A9 11 A9 01 A10 01 A10 01A801A804A803A805A1004A1003A1002A1001A9233 235 237 239 241 238 240 242 243 244 245246247248249250251252253 Roof Well Roof Roof Roof Roof Roof Roof Roof All guest parking to be provided by valet. No assigned resident parking. Flat Roof 1,929 SF P ADA P P P P P P VAN P ADA P P P PPPP P SCALE: 1" = 20' Fourth Floor Plan-Color Figure 16: Architectural Floor Plans — Fourth Floor N.T.S. Source: Irwin Partners Architects (08/07/2018). Legend Assisted Living - Studio Assisted Living - 1 Bed Assisted Living - 2 Bed Independent Living - Studio Independent Living - 1 Bed Independent Living - 2 Bed Independent Living - 1 Bed + Den Independent Living - 2 Bed + Den Memory Care - 1 Bed Open Space and Storage Areas Dining and Activity Areas Administration Areas 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 29 The Specific Plan area is located outside of the Very High Fire Hazard Severity Zone (VHFHSZ), therefore, the threat from wildfire is minimal and no fuel modification is required. However, given the size of the structure and age of occupants, fire safety measures provide a key component to building design. The closest Fire Station is the Los Angeles County Fire Department Station 32 located at 605 North Angeleno Avenue approximately 1.0-mile from the Specific Plan area. A Fire Master Plan has been prepared and approved by the Los Angeles County Fire Department, which is under contract with the City of Azusa to provide fire services. The Fire Master Plan is shown in Figure 17. Key components of the Fire Master Plan include the following: »Fire access along the south and east sides of the structure. The minimum fire access road is 28 feet wide, without encroachments or obstructions. The Fire Master Plan demonstrates the setback of the fire access road is sufficient for aerial ladder truck access to the roof. »Fire access turn-around is provided on the east side of the structure by a hammerhead that complies with Fire Department design standards. »All perimeter exterior walls can be reached within 150 feet of a fire truck parked either on the adjacent streets or fire access road. »Access to the interior courtyard with the outdoor pool is provided by two fire access walkways, one from the Todd Avenue and one from Sierra Madre Avenue. The fire access walkway is crossed with a bridge made of non-combustible materials for second and third floor resident access. »Two standpipes with hose racks are located at the entry to the courtyard. The standpipes and hose racks provide access to all parts of the interior courtyard to satisfy the 150-foot hose length requirement. »Ladder pads around the exterior, which consist of landing pads of competent ground surface and limited vegetation, facilitate placement of ladders to upper stories. »Fire hydrants surrounding the property provide sufficient fire flow. »All vehicular and pedestrian gates will be locked, but include override technology, such as knox technology. Residents will have key card/fob access to locked gates. »All portions of the structure, per code requirements, are equipped with fire sprinklers. 4.2 Fire Master Plan Page | 30 California Grand Village Azusa Greens Specific Plan Figure 17: Fire Master Plan N.T.S. SELF-SUPPORTING NON-COMBUSTIBLE WALKWAYSCONNECTING BUILDINGS AT SECOND AND THIRD FLOORS KNOX XONK       150' HOSE PULL 150' H O S E P U L L PROP. HYD PROP. HYD PROP. HYD EXIST. FH     ROOFCOURT 3 3 3 3 3 3 3 3 22 2 2 1 1 KNOX KNOX KNOX KNOX KNOX KNOX 122' HOSE P ULL .PYT LLUP ESOH '051 119'28'64'28'28'64'84' 13'15'9' 4 KNOXKS                EXIST. FH 3 ROOFKNOX 28'64'70' H O S E P U L L DE F I C I E N C Y 14'28' YAWKLAW SSECCA ERIF '5 2 KNOX 2 PROP. HYD PROP. HYD 150' HOSE PULL PRIVATE DRIVEWAYAND FIRE LANEPRIVATE DRIVEWAY AND FIRE LANE PRIVATE DRIVEWAYAND FIRE LANEPOOL YKS OT NEPO SP NON-COMBUSTIBLE PARKING GARAGE     PS Deck3,648 SF Walk1,610 SF Walk 617 SF Garden 2,490 SF RampDown toSW ROW sw 9,171 SF sw2,635 SF Pool 979 SF Garden 296 SF Walk 2,503 SF Stair IL Dining Stair V MdfElec ElecStor Pool Eq Mail Lobby Game Lobby Stor Trash Area 185 SF Fitness/ DaySpa Lobby ElevLobby ElevLobby FM Elec IDF UPUP 22 x 6 1/2" = 12'-0"UPRoof Line PorteCochere 2-14'-6" x 8'-0" decorative vehicle gateleaf TransformerLocation CMU Wall(see Civil &Landscape) 3'-0" x 8'-0" decorativepedestrian gate w/resident key/fob.Provide knox box.(Self closing)(Provide panic hardware) Cart Path Property Line Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above 15'-0" HighCMU Wall Drop OffPick UptelaV Pair-3'-0" x 8'-0"pedestrian gate.Resident key/fobaccess.Provide knox box. Pair-3'-0" x 8'-0" pedestrian gate.Resident key/fob. access.Provide knox box. Pair-3'-0" x 8'-0" pedestrian gate.Resident key/fob.access.Provide knox box. (self closing)(provide panic hardware) 3'-0" x 8'-0" pedestrian gate.Resident key/fob.access.Provide knox box.ElevROOFFOOR EG EG MFROOF EG ROOFEG 2 KNOX KNOX 2 2 MOTORIZED GATE 28' WIDE MIN. GNIDLIUB 2 GNIDLIUB 4 GNIDLIUB 3 GNIDLIUB 1 TcMcQ 14' LEVEL 55° Turntable 7'-9"CURB20' TcMcQ 23' LEVEL 41.3° Turntable 7'-9"CURB20' SIERRA MADRESTREET FIRE MASTER PLAN CALIFORNIA GRAND VILLAGE AZUSA GREENS 36X48 1100 N. TODD AVENUE PREPARED BY:PLANNING/ARCHITECTURE: 302 N. EL CAMINO REAL, SUITE 202 SAN CLEMENTE, CA 92672 (949) 240-5911 LANDSCAPE ARCHITECT: 1. PLANS SHOWING UNDERGROUND PIPING, FIRE DEPARTMENTCONNECTION, OR PRIVATE ON-SITE FIRE HYDRANTS SHALL BESUBMITTED TO THE SPRINKLER PLAN CHECK UNIT FORREVIEW AND APPROVAL PRIOR TO INSTALLATION.2. PROVIDE APPROVED SIGNS OR OTHER APPROVED NOTICESOR MARKINGS THAT INCLUDE THE WORDS NO PARKING - FIRELANE. SIGNS SHALL BE PROVIDED FOR FIRE APPARATUSACCESS ROADS, TO CLEARLY INDICATE THE ENTRANCE TOSUCH ROAD, OR PROHIBIT THE OBSTRUCTION THEREOF, ASREQUIRED BY THE FIRE INSPECTOR. FIRE CODE 503.33. FIRE DEPARTMENT VEHICULAR ACCESS ROADS SHALL BEHARD SCAPE ALL WEATHER ACCESS IN ACCORDANCE WITHTHE DEPARTMENT'S ALL WEATHER ACCESS REQUIREMENTS.FIRE CODE 503.2.3. FIRE ACCESS ROAD SHALL BE VEHICULARRATED CONCRETE.4. FIRE DEPARTMENT VEHICULAR ACCESS ROADS MUST BEINSTALLED AND MAINTAINED IN A SERVICEABLE MANNERPRIOR TO AND DURING THE TIME OF CONSTRUCTION. FIRECODE 501.4.5. APPROVED BUILDING ADDRESS NUMBERS, BUILDINGNUMBERS OR APPROVED BUILDING IDENTIFICATION SHALL BEPROVIDED AND MAINTAINED SO AS TO BE PLAINLY VISIBLEAND LEGIBLE FROM THE STREET FRONTING THE PROPERTY.THE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND,BE ARABIC NUMERALS OR ALPHABET LETTERS, AND BE AMINIMUM OF 4 INCHES HIGH WITH A MINIMUM STROKE WIDTHOF 0.5 INCH. FIRE CODE 505.1.6. PROVIDE AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEMAS SET FORTH BY BUILDING CODE 903 AND FIRE CODE 907.PLANS SHALL BE SUBMITTED TO THE SPRINKLER PLAN CHECKUNIT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION.REASON: C.B.C. 504.2. TYPE OF FIRE SPRINKLER SYSTEM:903.3.1.1, 907.2.8, 907.2.97. PROVIDE AN APPROVED FIRE ALARM SYSTEM. PLANS SHALLBE SUBMITTED TO THE FIRE ALARM PLAN CHECK UNIT FORREVIEW AND APPROVAL PRIOR TO INSTALLATION. BUILDINGCODE AND FIRE CODE 907.2.8 AND 907.2.9. TYPE OF FIRESYSTEM: 903.3.1.18. FIRE DEPARTMENT VEHICULAR ACCESS ROADS SHALL BEPROVIDED WITH A 32 FOOT CENTERLINE TURNING RADIUS.FIRE CODE 503.2.4.9. FIRE APPARATUS ACCESS ROADS SHALL BE IDENTIFIED WITHAPPROVED SIGNS. TEMPORARY SIGNS SHALL BE INSTALLEDAT EACH STREET INTERSECTION WHEN CONSTRUCTION OFNEW ROADWAYS ALLOWS PASSAGE BY VEHICLES. SIGNSSHALL BE OF AN APPROVED SIZE, WEATHER RESISTANT ANDBE MAINTAINED UNTIL REPLACED BY PERMANENT SIGNS. FIRECODE 505.2 FIRE NOTES CONSTRUCTION NOTES BUILT-IN PROTECTION FEATURES1) ACCESS TO ROOF AND UPPER FLOORSa) ALL STAIRS TO THE ROOF WITH FULL STAIRSb) ALL FLOORS SHALL HAVE THE ABILITY TO EXIT INTO THE TYPE I-A STAIRWELLSAS AN ALTERNATIVE EGRESS PATHc) ALL ELEVATORS WILL BE SIZED TO ACCOMMODATE A MEDICAL STRETCHER2)FIRE HOSE CONNECTING WET STANDPIPE WILL BE INSTALLED AT THE COURTYARDENTRY TO PROVIDE COVERAGE OF THE EXTERIOR WALLS OF THE BUILDING,WHERE LOCATED BEYOND THE AREA COVERED BY THE 150' HOSE PULL LENGTHS.THEY WILL ALLOW HOSE BUNDLE TO BE USED AT THIS POINT FORWARD TOCOMPLETE THE COVERAGE OF ALL COURTYARD AREAS OF THE BUILDING. ALLEXTERIOR WET STANDPIPE OUTLETS WILL BE IN LOCATIONS THAT FACILITATE THEUSE (NO MORE THAN 18 INCHES FROM THE PATHWAY), UNOBSTRUCTED BYLANDSCAPE OR OTHER AMENITIES AND CONSPICUOUSLY MARKED WITH SIGNAGE,APPROVED BY THE LOS ANGELES COUNTY FIRE DEPARTMENT. THE STANDPIPEWILL BE TIED INTO THE BUILDING AUTOMATIC FIRE SPRINKLER SYSTEM.STANDPIPE MAY BE FREE-STANDING OR MOUNTED ON BUILDING. 3)EASY TO READ, WAY-FINDING SIGNAGE WILL BE PROVIDED THROUGHOUT THEPROJECT FOR FIRE PERSONNEL TO RAPIDLY ACCESS INDIVIDUAL UNITS ANDCOURTYARDS. THE ADDRESS AND WAY-FINDING PLAN SHALL BE PROVIDED WITHTHE ARCHITECTURAL PLAN AND IS SUBJECT TO LOS ANGELES COUNTY FIREDEPARTMENT APPROVAL. A PORTABLE SCHEMATIC OF ADDRESS PLAN(LAMINATED PAPER, PLASTIC) SHALL BE PROVIDED NEXT TO TEE ALARM PANEL. 4)A "FIRE MONITORING ROOM" WILL BE PROVIDED WITH ACCESS TO THE EXTERIOROF THE BUILDING ONLY. THE FIRE MONITORING ROOM SHALL BE SEPARATEDFROM THE: REST OF THE BUILDING BY NOT LESS THAN ONE-HOUR FIRE RESISTIVECONSTRUCTION WITH ALL OPENINGS PROTECTED BY ASSEMBLIES HAVING EFIRE-RESISTIVE RATING OF NOT LESS THAN 45MINUTES. IT SHALL HAVE AMINIMUM OF ONE DOOR, WHICH IS ACCESSIBLE DIRECTLY FROM THE EXTERIORPORTION OF THE BUILDING AND SHALL BE ABLE TO BE OPENED WITH A MASTERKEY FROM THE KNOX BOX. THE CENTRAL CONTROL STATION SHALL HAVE AMINIMUM OF 96 SQUARE FEET WITH A MINIMUM DIMENSION OF 8 FOOT. IT SHALLBE LOCATED NEAR THE FRONT ENTRANCE TO THE RESIDENTIAL AREA. SEE “FM”TEXT ON PLAN IN THIS AREA INDICATING FIRE MONITORING ROOM. IT SHALLCONTAIN THE FOLLOWING: a)FIRE DETECTION AND FIRE ALARM SYSTEM ANNUNCIATOR PANELS, DEVICESAPPEARING ON THE VISUAL READOUT OF THE ANNUNCIATOR AND MAIN ALARMPLAN SHALL BE INTELLIGIBLY AND GEOGRAPHICALLY ADDRESSED TOFACILITATE RAPID LOCATION BY FIREFIGHTS. b)MAIN FIRE ALARM CONTROL PANELS c) COPIES OF ALL LOS ANGELES COUNTY FIRE DEPARTMENT "APPROVED PLANS d)PLANS DESK - ONE 3 FOOT BY 5 FOOT TABLE AND TWO FOLDING CHAIRS,MINIMUM e) AN UNDEDICATED OUTSIDE PHONE LINE f) A KEY LOCKER CONTAINING KEYS AND/OR KEY FOBS AS NEEDED TO ACCESSALL PERIMETER GATES/DOORS, HABITAB1E SPACES, POOL GATES AND OTHERSPACES AS REQUESTED BY LOS ANGELES COUNTY FIRE DEPARTMENT. g)SPRINKLER VALVE AND WATER-FLOW DETECTOR DISPLAY PANELS. h) STATUS INDICATORS AND CONTROL FOR AIR HANDLING SYSTEMS. i) SCHEMATIC BUILDING PLANS IN CLEARLY LABELED APPROVED CONTAINERSINDICATING THE TYPICAL FLOOR PLAN AND DETAILING THE BUILDING CORE. j) EMERGENCY CONTACT INFORMATION: BUILDING ENGINEER, MAINTENANCE,PROPERTY MANAGEMENT. SECURITY, ALARM COMPANY, ELEVATOR COMPANY, k) AN APPROVED LOCKED AND LABELED CABINET CONTAINING LABELED KEYS FOREMERGENCY ACCESS AND ELEVATOR CONTROL, ALL CONTROL PANELS IN THECENTRAL CONTROL STATION SHALL PERMANENTLY IDENTIFIED AS TO ITSFUNCTION. l) BATTERY POWERED EMERGENCY LIGHTING. m) ALARM DEVICES WILL BE INTELLIGENTLY AND UNIQUELY ADDRESSED TOFACILITATE RAPID IDENTIFICATION AND LOCATION OF THE DEVICE IN ALARM. n) A PORTABLE SCHEMATIC MAP(S) MADE OF A DURAB1E MATERIAL (LAMINATEDPAPER, PLASTIC) SHALL BE PROVIDED. IT SHALL CONTAIN THE FOLLOWINGINFORMATION: o)LOCATION OF BUILDING ENTRIES, STAIRWELLS, ELEVATORS AND SHALLIDENTIFY STAIRS PROVIDING ACCESS TO THE ROOF AND SHALL CALL OUTEXTENT OF RATED FIREFIGHTER ACCESSES. p)LOCATION OF FIREWALLS DIVIDING THE BUILDING INTO FIRE AREAS q)LOCATION OF FIRE HYDRANTS FDC'S AND STANDPIPES August 8, 2018 Fire Prevention Headquarters5823 Rickenbacker RoadCommerce, CA 90040 Subject: Combustible Construction Letter for California GrandVillage Azusa Greens , Azusa, CA. The purpose of this letter is to notify you that California GrandVillage Azusa Greens shall install all required paved fire accessroads that meet access requirements per the approved plans. Allfire hydrants and water supply for firefighting purposes shall beinstalled per the approved plans and shall meet all fire flowsrequirements, prior to any combustible construction materials beingdelivered for construction. August 8, 2018 Fire Prevention Division Headquarters5823 Rickenbacker RoadCommerce, CA 90040 Re: California Grand Village Azusa Greens, Azusa ParkingEnforcement Plan. The fire lane parking enforcement plan for the above referencedproject is stated as follows: All fire lanes within project shall be maintained and in no event shallparking be permitted along any portion of a street or drive thatrequired fire lanes or any area designated as a fire lane forturn-around or drive through purposes. The project site management shall adopt reasonable rules andregulations regarding the parking of vehicles along the streets,roads and or drives within the project that are not in conflict withapplicable law. In furtherance thereof, project site management, through itsofficers, committees and agents will establish the "parking" and "noparking" areas within the property in accordance with Section22658.2 of the California Vehicle Code. The law shall be enforcedthrough such rules and regulations by all lawful means, including,written warnings, citing, levying fines and towing vehicles inviolation. The project site management will contract with a certified patrol andtowing company to remove vehicles that violate no parkingrestrictions. First time violators will receive a written warning andwith subsequent violations, the vehicle shall be subject to towing.The vehicle owner shall be responsible for all costs incurred inremedying such violation, including without limitation towing cost,citations and legal fees. PARKING ENFORCEMENT LETTER COMBUSTIBLE CONSTRUCTION LETTER FIRST FLOOR ROOF American McFrance 30' MAXIMUM15' MINIMUM OUTRIGGERS 16' FOR LADDER NOTE: FIRST FLOOR SECOND FLOOR THIRD FLOOR ALL 2 AND 3 STORY BEDROOMS SHALL HAVE AN EMERGENCYACCESS WINDOW. THE WINDOW SHALL BE 5' CLEAR OF TALLSHRUBS OR TREES, SUBJECT TO FIELD VERIFICATION BY LACOUNTY FIRE PRIOR TO OCCUPANCY. THE AREAS DIRECTLYBENEATH RESCUE WINDOWS ARE REQUIRED FOR ACCESS TOSECOND AND THIRD STORY RESCUE WINDOWS. THESE AREASSHALL REMAIN CLEAR OF VEGETATION THAT WOULD IMPEDEACCESS TO LADDERING OF RESCUE WINDOWS AND THAT THEREQUIRED WALKWAY TO THESE AREAS SHALL REMAIN CLEAROF OF ITEMS SUCH AS CONDENSERS AND OTHER MECHANICALEQUIPMENT, STORAGE UNITS, FURNITURE, FENCES, LOCKEDGATES AND OTHER PERMANENT OBSTRUCTIONS. INDICATES GROUND LADDER ACCESS POINT AS SHOWN ON PLAN FOURTH FLOORTHIRD FLOORFOURTH FLOOR SECOND FLOOR TYPICAL AERIAL LADDER SECTION TYPICAL GROUND LADDER SECTION 6" VERTICAL CURB                        PAINT RED 8" 6" ROLLED CURBPAINT RED FIRE LANE IDENTIFICATION DETAILS 1 17" MIN22" MIN.1 2FIRE LANE 2 1 3 3 3 NOTE: HEIGHT OF SIGN IN SIDEWALK OR PEDESTRIAN AREA SHALL BE 7"-0", AND 6"-0" IN ALL OTHER AREAS. DEPTH OF SIGN SHALL BE 18 INCHES FROM STANDARD CURB AND 24 INCHES WITH ROLLED CURB TO CENTER OF POST. BURY DEPTH SHALL BE A MINIMUM OF 24 INCHES. CURBS ALONG ACCESS LANES SHALL BE PAINTED OSHA SAFETY RED OR EQUIVALENT. "NO PARKING - FIRE LANE" SHALL BE PAINTED ON TOP OF CURB IN WHITE LETTERING 3 INCHES HIGH AND SHALL BE SPACED 30'-0" ON CENTER OR PORTION THEREOF. THE WORDS "FIRE LANE" SHALL BE BOLD WHITE REFLECTIVE ON RED BACKGROUND, (2-3/4) INCHES IN HEIGHT. LETTERING SHALL BE RED ON WHITE REFLECTIVE BACKGROUND, (1) INCHES IN HEIGHT. LETTERING SHALL BE BOLD RED ON WHITE REFLECTIVE BACKGROUND, (1-3/8) INCHES IN HEIGHT. FIRE LANE ENTRANCE SIGN DETAIL 2 PAINTED CURB DETAIL LEGEND HYDRANTEXIST. AERIAL TRUCK LADDER ACCESS ROOF OF BUILDING INDICATES BLUE REFLECTIVE FIRE HYDRANT MARKER LOS ANGELES COUNTY FIRE TURN RADII INDICATES KNOX BOX WITH 3-SETS OF KEYS PER L.A. COUNTY FIRE REQUIREMENTS FIRE ACCESS DRIVE MEETING COUNTY OF L.A. FIRE WEIGHT REQUIREMENTS TO SUPPORT VEHICULAR LOADS PROPOSED BUILDING PROPOSED NON-COMBUSTIBLE PARKING GARAGE EXISTING RED PAINTED CURB TO REMAIN DISTANCE BEYOND 150' HOSE PULL REACH SECTION VIEW SP INDICATES WET STANDPIPE WITH 2) 2-1/2" CONNECTIONS PER COUNTY OF L.A. FIRE REQUIREMENTS FM INDICATES FIRE MONITORING ROOM - APPROXIMATE LOCATION SHOWN, SEE ARCHITECT'S PLANS FOR FINAL DESIGN. SEE AM & M FOR DETAILED INFORMATION 5' WIDE ACCESS WALK AT REAR OF BUILDING PROP BUILDING ADDRESS SIGN WITH 6" LETTERING PER LA COUNTY FIRE GUIDELINES - APPROXIMATE LOCATION SHOWN; SEE SIGNAGE PACKAGE FOR FINAL DESIGN NOT A PART OF FIRE ACCESS ALL-WEATHER DECORATIVE PAVEMENT (I.E. STAMPED CONCRETE OR EQUIVALENT) THE PROJECT CONSISTS OF DWELLING UNITS AND NON-COMBUSTIBLE PARKING GARAGE. BUILDING DATA 1 THRU 3 FLOORS RESIDENTIAL PARKING STRUCTURE 4 BUILDING TYPE STORIES V-A CONSTRUCTION TYPE 49,616 SQUARE FOOTAGE 480,917 FIRE FLOW REQUIREMENT AT 20 PSI / DURATION 4000 G.P.M. 0 SCALE: 1" = 30' 15 30 60 CONCEPTUAL FIRE MASTER PLANCALIFORNIA GRAND VILLAGE AZUSA GREENSTENTATIVE PARCEL MAP NO. 771041100 N. TODD AVENUE, CITY OF AZUSA, CALIFORNIA WEST ELEVATION-AEAST ELEVATION-B 1 INSTALL FIRE LANES ENTRY SIGN PER DETAIL AND COUNTY OF LOS ANGELES FIRE DEPARTMENT REQUIREMENTS INSTALL KNOX BOX WITH 3-SETS OF KEYS AT MANUAL GATES. PAINT CURB RED WITH WHITE 'NO PARKING FIRE LANE' PER DETAIL INSTALL KNOX KEY SWITCH PER MOTORIZED GATE DETAIL AND L.A. COUNTY FIRE REQUIREMENTS. 2 3 CIVIL ENGINEER: CITY OF AZUSA, CALIFORNIA 4 4000 G.P.M. SCALE: 1"=30' PROPOSED FIRE SIGNAGE PROPOSED FIRE HYDRANT EXISTING FIRE HYDRANT OWNER: 2-HR CONSTRUCTION MIN. 14' VERTICAL CLEARANCE FOURTH FLOOR PLAN N.T.S. ROOF PLAN - FOURTH FLOOR LIMTS N.T.S. HYDRANT SCALE: 1"=30' 1-A PROPOSED FIRE WALLS  NOTE: 1. SETBACK FROM STREET TO GATE SHALL BE A MIN. OF 50' NORTH TODD AVENUE 50' MIN. SETBACK48" HIGHKNOX SUB-KEY SWITCH 48" KEY SWITCH INSTALLATION A. Electrically Operated Gates and Barriers CFC 503.6 In the event of loss of normal power to the gate operating mechanism, it shall be automatically transferred to a fail-safe mode allowing the gate to be pushed open by a single firefighter without any other actions, knowledge, or manipulation of the operating mechanism being necessary and without the use of battery back-up power ; this shall be noted on the plan. The manufacturer's specification sheet demonstrating compliance with this method of operation during power loss shall be provided or scanned directly onto the plan. Should the gate be too large or heavy for a single firefighter to open manually, a secondary source of reliable power by means of an emergency generator or a capacitor with enough reserve to automatically, immediately, and completely open the gate upon loss of primary power shall be provided for fail-open operation. A capacitor, but not a battery, may also be used for fail-open operation where the gate operating mechanism does not have a fail-safe mode. 1) The gate control for electronic gates shall be operable by a Knox emergency override key switch (with dust cover). The key switch shall be placed between 42” and 48” above the roadway surface at the right side of the access gate within two feet of the edge of the roadway. The key switch shall be readily visible and unobstructed from the fire lane leading to the gate. The key switch shall be clearly labeled “FIRE DEPT.” For electrically operated gates, the type of remote gate opening device that will be installed shall be noted on the plan. The remote opening device is required in addition to the Knox key switch. The remote opening systems currently available for use by LA County Fire are either optical or radio-controlled. Optical systems work the same as the traffic signal preemption system by using the emergency vehicle's strobe light to open the gate. The radio-controlled system opens the gate when the emergency responder clicks the receiver on an 800 MHz radio. 3)Upon activation of the key switch, the gate shall open and remain open until returned to normal operation by means of the key switch. Where a gate consists of two leaves, the key switch shall open both simultaneously if operation of a single leaf on the ingress side does not provide for the width, turning radii, or setbacks necessary for fire apparatus to navigate the vehicle entry point. Note this requirement on the plan. 4)The key switch shall be labeled with a permanent red sign with not less than ½” contrasting letters reading “FIRE DEPT” or with a “Knox” decal. Note this requirement on the plan. 5)Gate and Barrier Locks - Gate or barrier locks shall be reviewed and approved prior to their installation on any new and/or existing access gate or barrier. Authorization/order forms for Knox products may be obtained through LA County Fire; specify whether the order form is for a vehicle/pedestrian gate or a building. Knox key switches and key boxes serving only vehicle gates and not buildings shall be submastered for use by both the fire and police department.  28' ROAD CLEAR WIDTH GATE AERIAL TRUCK SECTION AERIAL LADDER SECTION B-BAERIAL LADDER SECTION A-ASCALE: 1"=20' 4 AERIAL TRUCK SECTION INDICATES KNOX KEY SWITCH PER MOTORIZED GATE DETAIL & L.A. COUNTY FIRE REQUIREMENTSKS SCALE: 1"=20' 2' H/5 + 2' MOTORIZED GATE DETAIL 150' HOSE PULL ALTERNATE METHODS & MATERIALS LETTER Date: August 8, 2018 To: County of Los Angeles Fire DepartmentFire Prevention Division / Fire Prevention Engineering5823 Rickenbacker RoadCommerce, CA 90040 Subject: California Grand Village Azusa Greens, Azusa, CAAlternate Materials and Methods for Fire Master Plan Dear Sir(s):Firesafe Planning Solutions, been contract to complete a Fire Master Plan for the CaliforniaGrand Village Azusa Greens project in the City of Azusa, California. The project site islocated at the corner of West Sierra Madre Avenue & N. Todd Avenue. Due to the natureof the project and the existing development on either side of the project site, access withinthe normal standards is not possible. For this reason, the applicant would like to processthis plan using the exception to Fire Code Section 503.1.1. This AM&M letter is in supportof that request. PROJECT DESCRIPTION:The California Grand Village Specific Plan Area encompasses approximately 19.36 acresin the northwest corner of the City of. The project site is currently the Azusa Greens GolfCourse, specifically at the locations of golf holes 3, 4, 5, and 6. The proposed SeniorVillage is to be located on approximately 4.48 acres at the southeast corner of West SierraMadre Avenue and North Todd Avenue, in the area of golf holes 3 and 6. The remaining14.88 acres includes the portion of the golf course that includes the reconfiguration of holes4 and 5 and the addition of holes 3 and 6. The project site is an approximately 700 feet by 300 foot parcel bounded by N. ToddAvenue to the west, W. Sierra Madre Avenue to the north, commercial development to theeast and a golf course to the south. The project is a four story (Type V-A) building arounda four story parking garage with Type 1 construction. This building will be senior livingcenter with independent living and full care areas within the project site. The Assessor's Parcel Number for the project site is 8617-001-005. PROJECT BACKGROUND:The proposed project would involve the construction of a 256-unit luxury independent livingvillage for seniors (Senior Village) and the reconfiguration of two holes along the west edgeof the Azusa Greens Golf Course. The project would primarily attract independent seniorswho wish to live in a resort setting with concierge, dining, and housekeeping services aswell as programming and amenities. A limited amount of assisted living and memory carewould be provided. Implementation of the proposed project would require the City approve (1) a General PlanAmendment, (2) a Zone Change, (3) a Specific Plan, and (4) a Tentative Parcel Map. AM&M SPECIFIC INFORMATION:On behalf of the California Grand Village Azusa Greens, we hereby submit a request foruse of Alternate Materials and Methods (AM&M), per the 2016 California Fire Code. Ourrequest relates to hose pull deficiencies. The following information is being provided to assist in your evaluation of this proposedAM&M. A. Project Information:Development type: Senior Living Apartments B. Code Sections for which the modification is requested:2016 California Fire Code (as amended and adopted by the City of Azusa) Section104.9 - Alternative Materials and Methods. Requests for approval to use an alternate material, assembly of materials,equipment, method of construction, method of installation of equipment or means ofprotection shall be made in writing to the fire marshal by the owner or the owner'sauthorized representative and shall be accompanied by a justification that issupported by evidence to substantiate any claim being made regarding the requestedalternative and its compliance with the intent of this code. The fire marshal mayrequire independent tests be performed by an approved testing organization in orderto substantiate the proposed alternative.Approval of a request for use of an alternative material, assembly of materials,equipment method of construction method of installation of equipment or means ofprotection made pursuant to these provisions shall be limited to the particular casecovered by the request and shall not be construed as establishing any precedent for any future request.2016 California Fire Code Section 503.1.1 - Buildings and facilities.Approved fire apparatus access roads shall be provided for every facility, building orportion of a building hereafter constructed or moved into or within the jurisdiction.The fire apparatus access road shall comply with the requirements of this section andshall extend to within 150 feet (45 720 mm) of all portions of the facility and allportions of the exterior walls of the first story of the building as measured by anapproved route around the exterior of the building or facility. Exception: The fire code official is authorized to increase the dimension of 150 feet{45 720 mm) where: 1) The building is equipped throughout with an approved auton1atic sprinklersystem installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2) Fire apparatus access roads cannot be installed because of location onproperty, topography, waterways, nonnegotiable grades or other similarconditions, and an approved alternative means of fire protection is provided. C. Hardship:The project hardship is due to the narrow width of the existing lot. Existingdevelopment on east and south prevent acquisition of additional areas for increaseaccess. The hose pull deficiencies to the most distant point of the building beyondthe 150' pull from the frontage street is 85' out of access from each of the hosepulldirections. The site is senior living residential project D. Proposed Alternative Fire Protection Measures:Wet standpipe connections (connected to the building automatic fire sprinklersystem) will be installed at the end of each 150' hose pull reach to provide coverageof the exterior walls of the buildings where located beyond the area covered by the150' hose pull lengths. This will allow hose bundles to be used at this point forwardto complete the coverage of all areas of the building. All exterior wet standpipe outlets will be in locations that facilitate their use (no morethan 18 inches from the pathway), unobstructed by landscape or other amenities andconspicuously marked with signage as approved by LA CO Fire. Standpipes may befree-standing or mounted on building. In all cases, the standpipe will be protectedfrom physical damage using appropriate barriers. The AM&M proposal and acceptance letter shall be copied onto the architectural, alarm,sprinkler, and standpipe plans submitted to LACO Fire for review in addition to thearchitectural plans submitted to LACO Fire. The architect/developer shall be responsiblefor rectifying any errors or omissions arising from failure to provide these documents onthese submittals. It is our belief that the proposed alternate fire protection methods and modificationsdeveloped both enhance and protect the building and more importantly provide additionalprotection for fire personnel and the public. Approval of this alternate methods and materials request is contingent uponacceptance of the design and installation of the fire walls and other constructionfeatures by the Building Department. This AM&M letter will be included on thearchitectural plans submitted to both LACO Fire and City of Azusa as well as thesprinkler and alarm plans submitted to LACO Fire. Firesafe Planning Solutions is available for additional input or clarification if needed inorder for the Los Angeles County Fire Department to evaluate this request and make adetermination. Please feel free to contact us at any of the numbers below. Respectfully, ___________________________David OatisPrinciple Attachments: California Grand Village Azusa Greens Fire Master Plan CONCURRENCE: ____________________________________Date Los Angeles County Fire NON-COMBUSTIBLE / SELF-SUPPORTING WALKWAY TENTATIVE PARCEL MAP NO. 77104 EXAMPLE DESIGN SHOWN - SEE LANDSCAPE ARCHITECT PLANS FOR FINAL DESIGN PROPOSED RED PAINTED CURB LOS ANGELES COUNTY FIRE APPARATUS TURNAROUND (LADDER TRUCK - FIGURE B) R = 1 9 ' R = 3 2 'R=45'Source: FireSafe Planning (08/15/2018). Todd AvenueSierra Madre Avenue 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 31 4.4 Circulation Plan Connectivity plays an important role in the livability of communities; in addition, it is crucial to maintain golf course connectivity through the Specific Plan area. Therefore, connections should be designed internally, as well as externally to surrounding land uses and amenities, in a safe and efficient manner. Furthermore, all access routes should provide adequate room for emergency vehicles to maneuver. The Specific Plan area is bound by two streets: on the north is Sierra Madre Avenue; on the west is Todd Avenue. South of the southern portion of the Golf Course is 10th Street. Sierra Madre Avenue is a four-lane divided roadway oriented in the east-west direction directly north of the Specific Plan area. Sierra Madre Avenue has a 100-foot right-of-way, incorporating an 84-foot roadway. Todd Avenue is four-lane undivided roadway oriented in the north-south direction directly west of the Specific Plan area. Todd Avenue has an 80-foot right-of-way, that includes a 58- to 64-foot roadway. South of the Specific Plan area, 10th Street is a two-lane undivided roadway, orientated in the east-west direction with a 60-foot right-of-way, incorporating a 40-foot curb to curb roadway width. These three streets provide adequate circulation and access to the Specific Plan area. The Conceptual Circulation Plan and Typical Road Sections are shown in Figures 19 and 20. 4.4.1 Street Improvements 4.3 Grading Plan The Specific Plan area appears generally level with a mild slope from north to south, however the grade must be accommodated in the building design. The conceptual building design finished floor elevation is set at 639.5 feet above mean sea level (ASL). The highest point on the property is located in the northeast corner adjacent to Sierra Madre Avenue. Existing grades along the east property line vary from 1.5 feet below to 4 feet above the proposed Senior Village grades requiring varying height retaining walls. Proposed grading within the golf course immediately adjacent to the south property line results in a trivial amount of grade difference to the proposed project and, therefore, requires no special retaining designs for the planned fence/wall. The north end of the Senior Village site is in cut and the south end is in fill. The earthwork is planned to be balanced within the Senior Village site and geotechnical remediation is anticipated to require 5 to 7 feet of over-excavation and removal of large boulders and rocks. The large boulders and rocks, plus the existing vegetation and organic matter, would be hauled off-site as part of site preparation efforts. Figure 18 shows the proposed conceptual grading plan of the Senior Village. The Specific Plan area currently drains to the southwest in a “sheet-flow” condition, with no defined drainages or watercourses or underground storm drain facilities. Storm flows cross over the existing curb and flow in Todd Avenue south off-site. Development of the Specific Plan area will maintain a similar drainage pattern. Underground storage chambers, located under the main entry, will collect stormwater and use infiltration and treatment to meet water quality requirements, as well as provide some detention to ensure the peak runoff in the developed condition does not exceed pre-development levels. Runoff in excess of what the chambers can collect will outlet overland to Todd Avenue curb as it does in the pre-developed condition. Page | 32 California Grand Village Azusa Greens Specific Plan N.T.S.Figure 18: Conceptual Grading Plan Source: PROACTIVE Engineers (08/03/2018). Todd AvenueSierra Madre Avenue 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 33 The following roadway improvements shall be made in conjunction with implementation of the Specific Plan: Sierra Madre Avenue »Repair / replace curb and gutter, as necessary »Construct a new curb-adjacent 6-foot wide sidewalk along the Sierra Madre Avenue frontage with street trees within the right-of-way spaced 30 feet on center »Construct a new disabled-compatible access ramp and landing pad for the crossing of Sierra Madre Avenue east of the intersection with Todd Avenue Todd Avenue »Replace curb and gutter »Sign or paint the curb from Sierra Madre Avenue to 10th Street for “no parking” »Re-stripe to Todd Avenue to provide 12-foot wide center turn lane, two 11-foot interior through lanes, and two 14-foot curb lanes »Construct a 6-foot wide sidewalk adjacent to Todd Avenue from Sierra Madre Avenue to 10th Street in accordance with Americans with Disabilities Act (ADA) requirements. A 9-foot wide golf cart path is provided outside of right-of-way and described in Section 4.4.3 Pedestrian and Golf Cart Circulation. »Provide curb-cut driveways at the main entrance and the secondary emergency and delivery to the Senior Village »Provide removable bollards placed at the entries to the sidewalk to prevent golf carts from using the sidewalk, while maintaining ADA accessibility on the sidewalk The Circulation system has been designed to meet the traffic demand while conforming to the landform constraints and City policies. Vehicle access to the Senior Village occurs in two areas off Todd Avenue. A central entry opens into a circular drop off area with a porte-cochère, which provides access to the main Independent Living entry; to a less prominent entry for Assisted Living and Memory Care; and to the parking structure. The circular drop- off area also accommodates valet parking service for residents and guests. The main entry is not gated, however, access to the parking structure is controlled by a gate. A secondary emergency and delivery access occurs from Todd Avenue along the southern boundary of the Senior Village. This access is gated. The secondary access drive serves as a fire lane, ending in a hammerhead turnaround on the east side of the Senior Village. The 28-foot width and setback from the structures 4.4.2 Access and Entry 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | 34 Figure 19: Conceptual Circulation Plan N.T.S. Legend Specific Plan Area Principal Arterial Secondary Arterial Sierra M a d r e A v e n u e Todd AvenueFoothill Boulevard 10th Street Source: Bing Maps; City of Azusa General Plan: Figure M-1 (04/2004). 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | 35 Figure 20: Typical Street Sections N.T.S. Todd Avenue Cross Section Todd Avenue Street Cross Section in front of the Senior Village Source: PROACTIVE Engineers (08/03/2018). 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 36 Pedestrian circulation is provided both external and internal to the Senior Village. While the Specific Plan area is not adjacent to existing regional trails, a multi-purpose trail (walking and bicycling) located north of Sierra Madre Avenue at the intersection with Todd Avenue connects to the San Gabriel River trail, which is a mountain to sea trail system. Additionally, the location of the Senior Village requires an easement to allow golf carts to pass through the Specific Plan area to connect golf course holes 2 and 7 north of Sierra Madre Avenue with golf course holes 3 – 6 south of the Specific Plan area. The following components comprise the pedestrian and golf cart network as shown on Figure 21 Pedestrian and Golf Cart Circulation Plan. 1. A new 6-foot-wide curb adjacent sidewalk within the right-of-way along Sierra Madre Avenue extends from Todd Avenue to the eastern Specific Plan boundary. Street trees spaced every 30 feet will be planted adjacent to the sidewalk. 2. A new 6-foot-wide curb adjacent sidewalk within the right-of-way along Todd Avenue extends from Sierra Madre Avenue to 10th Street, which is beyond the Specific Plan boundary. Street trees spaced every 30 feet will be planted adjacent to the sidewalk. 3. Removable bollards and signage at the sidewalk entrances along Todd Avenue to avoid golf cart use of the sidewalk. 4. Internal walkways within the Senior Village with gated pedestrian access to Sierra Madre Avenue on the north east side of the property. 5. A new 9-foot-wide golf cart path accommodating two-way traffic, located outside of right-of-way and separated from the sidewalk by a vegetated fence, provides a connection from Sierra Madre Avenue to the golf course holes located south of the Specific Plan area. 6. Cart path crossing at Sierra Madre Avenue to connect holes 2 and 7 north of Sierra Madre Avenue with holes 3, 4, 5, and 6 located south of the Senior Village. 4.4.3 Pedestrian and Golf Cart Circulation accommodates ladder trucks serving buildings over 30-feet tall. The secondary access drive would also accommodate trash trucks and delivery service for food, linens, etc. The secondary access drive is gated and managed by the on-site management and security staff. Management/ Security staff would open the gate when trash or delivery trucks arrive. Over 53 feet of distance between the gate and curb provides sufficient stacking distance to avoid having trucks disrupt through traffic on Todd Avenue. A knox box or equivalent rapid entry system would be provided for emergency vehicle access. This secondary access is not intended to serve residents or guests and will be signed accordingly. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | 37 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Color Site Plan A16.1 PROJECT NO: 16004PLOT DATE: 2/5/201816004 Pac10 Azusa.plnUPUP28'-0" Clear28'-0"erP- noitacideD ytreporP eniLerP- noitacideD ytreporP eniL ytreporP eniL ytreporP eniL ytreporP eniL ytreporP eniL desoporPweN ytreporP eniL desoporPweN ytreporP eniL8'-0" hgiH UMC llaW UMC llaW( ees liviC&epacsdnaL)Fire AccessRoadFire AccessRoadFireAccessRoadOpeningClear-Golf Course-- lairtsudnI- porD ffO kciP pUtelaVlliFFigure 21: Conceptual Pedestrian and Golf Cart Circulation Plan N.T.S. Source: Irwin Partners Architects (08/07/2018); Source: PROACTIVE Engineers (08/03/2018). Sierra Ma d r e A v e n u e Todd AvenueLegend Golf Cart Path (9 feet) Sidewalk (6 feet) Existing Crosswalk Striping/Golf Cart path Internal Walkways Existing Class II Bicycle Lane 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 38 The main entry to the Senior Village opens into a circular drop off area, which provides access to the primary pedestrian entries for both the Independent Living, as well as the Assisted Livingand Memory Care. The main entry also provides access to valet parking for guests and residents, as well as the gated parking structure. The multi-level parking structure is completely surrounded by residential suites or other Senior Village uses and not visible to the street. Three levels of covered and one partial level of uncovered parking are provided. Both elevator and direct access to the residential floors are available from each level of the parking structure. A total of 253 parking spaces are provided, of which 12 are specified for handicap and 3 for van spaces. Of the parking provided, 37 spaces are tandem spaces, which will be used by either valet parking for guests/ residents or by residents who opt to rent an additional parking space. All but three spaces are provided in the parking structure. The remaining three parking spaces, one handicap and two general parking are provided as surface parking stalls along the main entry drive. The Senior Village Operator will assign resident parking spaces based on the size and location of the residence. Residents will also have the option to use valet parking service in addition to self-parking in assigned spaces. All guest parking will be provided by valet service. Valet service drop off would occur at the main entry and guest cars would be valet parked in the parking structure. The Operator will also assign employee parking within the parking structure. The parking structure provides sufficient parking for residents, staff, and guests. The parking study prepared by Linscott, Law, and Greenspan documents that the 253 parking spaces provide more than sufficient parking for the Senior Village. The parking study is found in Appendix B. All access outside pedestrian access and vehicular access into the parking structure would occur through transponder or other key card access. All outside access points will have override technology, such as Knox, for first responders. 4.4.4 Parking Plan 7. All sidewalks and internal walkways shall meet ADA standards for width, gradient, and intersection crossings. 8. An existing Class II Bicycle lane occurs on Sierra Madre Avenue. 9. A minimum of ten bicycle parking spaces located in the parking structure, outside of a designated parking stall on the first level. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 39 Lighting of the Senior Village shall carry a unified theme throughout the common areas and buildings. A hierarchy of light fixture heights and sizes within the Senior Village shall be incorporated into the design plans and the overall unified style of the lighting should fade into the background while being consistent with the architecture as a whole. All common area lightning must be in compliance with all local code requirements. Up-lighting is encouraged for trees and other landscape elements, building facades, and architectural features. No beacon lighting will be used. All light sources should be directed away from or shielded from surrounding business, residences, and roadways. Security lighting shall be incorporated into the overall lighting plan. 4.5.2 Lighting Plan 4.5 Signage and Lighting Plan Signage for the Senior Village will occur at the corner of Sierra Madre Avenue and Todd Avenue, and on both sides of the primary entry to the Senior Village off Todd Avenue. Signage at the main Senior Village entry will be incorporated into an entry monument located on either side of the main entry drive aisle, that complement the architectural style of the main structure and do not obstruct sight lines exiting on to Todd Avenue. Signage at the corner of Todd Avenue and Sierra Madre Avenue will occur in a stand-alone monument sign consisting of natural materials to the extent possible and a color palette consistent with the main structure, or of complementary natural materials. Wall signage, other than a numerical address, is not permitted. Signage shall utilize up-lighting only. Internal lighting is not permitted. The final location of the monument signs may be adjusted, provided the signs clearly identify the name and address of the Senior Village and do not block or inhibit line of sight at corners or driveways. A final Master Sign Plan shall be prepared consistent with the provisions in this Specific Plan and submitted to the City for review and approval prior to construction. Monument and entry signage locations are shown on the conceptual landscape plan (Figure 22). 4.5.1 Signage Plan Page | 40 California Grand Village Azusa Greens Specific Plan Figure 22: Conceptual Landscape Plan N.T.S. Gate Walk1,610 SF Walk 617 SF RampDown toSW 292 SF ROW sw9,171 SF sw2,635 SF Pool979 SF Garden 235 SF Walk 2,503 SF Trash Area185 SF UP456789101112 13 15182124273033363941 16192225283134374042 141720232629323538 706866646260585654 5755535251 6159 63 654344454647484950 123UP 22 x 6 1/2" = 12'-0"UP26'28'6'28'9'-1" 14' 8'-6" 15'-2" 24'-2"9'14'-10"22' 20'-3" 16' 15'-0" 18'-4" 15'-10" 16'-7"15'14'-9" 9'-7 1/2" 10'-2"13'10'-8"12'10'-5"9'53'-3"67'-3"<MeasuredValue> Clear 6'-0"28'6' 26'6'9'9'10'-9"21'-1"9'10'-4"9'10'-7"9'10'-4"20'-1"10'-4"9'5'<MeasuredValue> Hammerhead28' 10'10'10'10' Roof Line 8'-0" HighFence Porte Cochere New Proposed Property Line Pre-DedicationProperty Line Property Line15'-0" HighCMU Wall TransformerLocation 8'-0" tall residentopen meshgate/fence (selfclosing) Raised letter,back litProject NameSignage Wall Inside TrashOutside Trasharea behind 8'-0"high screenedenclosure Curb & Gutter See Civil Plan for retaining walls & steps Tree Well Sidewalk Vehicle Gate Mechanism Pre-DedicationProperty Line New ProposedProperty Line DedicationArea DedicationArea Property Line Property Line Tree Well Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Cart PathLandscape Buffer Line of Floor Above Conc.BollardConc. Bollard Conc.Bollard 15'-0" HighCMU Wall R=19' 28'-0" Sidewalk ClearClearOpening FireAccessDriveFire Access Drive-Golf Course-* 4 x 6 lockable lidtrash cans on wheels. -Industrial- ADA Access Clear Drop OffPick UpValet Fire Access Drive 6'-0" Walk -W. Sierra Madre Avenue-drMinPropertyLine PrepElevElevElevElevAll guest parking to beprovided by valet. No assigned residentparking. Clear 24'18'Retaining Walldr 3'-0" x 8'-0" pedestriangate. Residentkey/fob.access.Provide knox box.(self closing)(providepanic hardware)Fill6' 48" ADA Clearance 1'-6"9'-0"10' min3'-0"5'-3" 48" ADA Clearance 8'-3"10' min3'-0" 36" x 60" C.I. tree grate 30"3'-0"Existing property line, typ. Proposed property line, 1-ft dedication, typ. Curb and gutter, typ. N. Todd Ave Existing property line, typ. Proposed property line, 1-ft dedication, typ. Curb and gutter, typ. N. Todd Ave A BC 30' typ. 15' typ. 30" typ.6' typ. 36" typ. 30" fence break 36" x 60" C.I. tree grate Street tree 36" high metal and cable fence w/ landscape vines 6'18"9'Cart path Sidewalk Planter Existing street R/W & property line Proposed street R/W @ back of walk L - 1 CONCEPTUAL LANDSCAPE PLAN 0 20 40 ft SCALE: 1" = 20'JULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 09.18.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.Concrete block wall w/ vines 1st Floor Concept Plan 2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 913621. LANDSCAPE LIGHTING TO ACCENT LANDSCAPE AND ARCHITECTURAL FEATURE. 2. 24" BOX STREET TREES IN PARKWAY SPACED NO LESS THAN 30' AND NO MORE THAN 65'. NOTES: Specimen Tree Fire Pit Asphalt Driveway/ Fire Lane Pool 7' Wide Stamped Concrete pathway Annual Color at Corner Signage Memory Care Assisted Living Monument Signage NORTH TODD AVESIERRA MADRERAINBIRD FACILITY Fire Access Vine on wrought iron fence on top of retaining wall INDEPENDENT LIVING INDEPENDENT LIVING INDEPENDENT LIVING MEMORY CARE MEMORY CARE MEMORY CARE 4' wire mesh fence between sidewalk and golf cart path for safety Planter Area Property Line Privacy Hedge Small Shrubs/ Groundcover Rolled Curb at Planter Sculpture Lawn Annual Color Street Trees w/ Tree Grate Evergreen Trees30" Opening Fence Break Flowering Trees Spa Dining Kitchen MC Dining Living MC Living GARAGE Benches A Section @ Planter not to scale B Section @ Tree Grate not to scale C Partial Elevation not to scale Plan View - not to scale Enhanced paving Entry signage Pedestrian Gate Pedestrian Gate Vine on Wrought Iron Fence Concrete block wall w/ vinesStep Down CMU wall to meet height of wrought iron fence HARDSCAPE LEGEND ENHANCED PAVING / PAVERS COLORED CONCRETE PATHWAY COLORED CONCRETE GOLF CART PATH NATURAL GREY CONCRETE SIDEWALK ASPHALT DRIVEWAY Source: Julie Friedrichsen Design, LLC (09/18/2018). Gate Walk 1,610 SF Walk617 SF RampDown toSW292 SF ROW sw 9,171 SF sw 2,635 SF Pool 979 SF Garden235 SF Walk2,503 SF Trash Area 185 SF UP456789101112 13 15182124273033363941 16192225283134374042 141720232629323538 706866646260585654 5755535251 6159 63 654344454647484950 123UP 22 x 6 1/2" = 12'-0"UP26'28'6'28'9'-1" 14' 8'-6" 15'-2" 24'-2"9'14'-10"22' 20'-3" 16' 15'-0" 18'-4" 15'-10" 16'-7"15'14'-9" 9'-7 1/2" 10'-2"13'10'-8"12'10'-5"9'53'-3"67'-3"<MeasuredValue> Clear 6'-0"28'6' 26'6'9'9'10'-9"21'-1"9'10'-4"9' 10'-7"9'10'-4"20'-1"10'-4"9'5'<MeasuredValue> Hammerhead28' 10'10'10'10' Roof Line 8'-0" HighFence PorteCochere New ProposedProperty Line Pre-Dedication Property Line Property Line15'-0" High CMU Wall TransformerLocation 8'-0" tall residentopen meshgate/fence (selfclosing) Raised letter,back litProject NameSignage Wall Inside TrashOutside Trasharea behind 8'-0"high screenedenclosure Curb & Gutter See Civil Plan forretaining walls & steps Tree Well Sidewalk Vehicle Gate Mechanism Pre-DedicationProperty Line New Proposed Property Line Dedication Area DedicationArea Property Line Property Line Tree Well Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Cart PathLandscape Buffer Line of Floor Above Conc.BollardConc.Bollard Conc.Bollard 15'-0" HighCMU Wall R=19' 28'-0" Sidewalk ClearClearOpening FireAccessDriveFire Access Drive-Golf Course-* 4 x 6 lockable lid trash cans on wheels. -Industrial- ADA Access Clear Drop OffPick UpValet Fire Access Drive 6'-0" Walk -W. Sierra Madre Avenue-drMinPropertyLine PrepElevElevElevElevAll guest parking to be provided by valet. No assigned residentparking. Clear 24'18'Retaining Walldr 3'-0" x 8'-0" pedestrian gate. Resident key/fob.access. Provide knox box.(self closing)(provide panic hardware)Fill6' 48" ADA Clearance 1'-6"9'-0"10' min3'-0"5'-3" 48" ADA Clearance 8'-3"10' min3'-0" 36" x 60" C.I. tree grate 30"3'-0"Existing property line, typ. Proposed property line, 1-ft dedication, typ. Curb and gutter, typ. N. Todd Ave Existing property line, typ. Proposed property line, 1-ft dedication, typ. Curb and gutter, typ. N. Todd Ave A BC 30' typ. 15' typ. 30" typ.6' typ. 36" typ. 30" fence break 36" x 60" C.I. tree grate Street tree 36" high metal and cable fence w/ landscape vines 6'18"9'Cart path Sidewalk Planter Existing street R/W & property line Proposed street R/W @ back of walk L - 1 CONCEPTUAL LANDSCAPE PLAN 0 20 40 ft SCALE: 1" = 20'JULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 09.18.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.Concrete block wall w/ vines 1st Floor Concept Plan 2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 913621. LANDSCAPE LIGHTING TO ACCENT LANDSCAPE AND ARCHITECTURAL FEATURE. 2. 24" BOX STREET TREES IN PARKWAY SPACED NO LESS THAN 30' AND NO MORE THAN 65'. NOTES: Specimen Tree Fire Pit Asphalt Driveway/ Fire Lane Pool 7' Wide Stamped Concrete pathway Annual Color at Corner Signage Memory Care Assisted Living Monument Signage NORTH TODD AVESIERRA MADRERAINBIRD FACILITY Fire Access Vine on wrought iron fence on top of retaining wall INDEPENDENT LIVING INDEPENDENT LIVING INDEPENDENT LIVING MEMORY CARE MEMORY CARE MEMORY CARE 4' wire mesh fence between sidewalk and golf cart path for safety Planter Area Property Line Privacy Hedge Small Shrubs/ Groundcover Rolled Curb at Planter Sculpture Lawn Annual Color Street Trees w/ Tree Grate Evergreen Trees30" Opening Fence Break Flowering Trees Spa Dining Kitchen MC Dining Living MC Living GARAGE Benches A Section @ Planter not to scale B Section @ Tree Grate not to scale C Partial Elevation not to scale Plan View - not to scale Enhanced paving Entry signage Pedestrian Gate Pedestrian Gate Vine on Wrought Iron Fence Concrete block wall w/ vinesStep Down CMU wall to meet height of wrought iron fence HARDSCAPE LEGEND ENHANCED PAVING / PAVERS COLORED CONCRETE PATHWAY COLORED CONCRETE GOLF CART PATH NATURAL GREY CONCRETE SIDEWALK ASPHALT DRIVEWAY Todd AvenueSierra Madre Avenue 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 41 4.6 Wall Plan Fences and walls are planned along the eastern and southern property lines (Figure 23). Along the eastern property line, between Sierra Madre Avenue right-of-way and the Senior Village building, an 8-foot-high wrought iron fence would be planted with Bougainvillea or other vines. Beginning at the Senior Village building, a block wall would step up to a maximum height of 15 feet along the remainder of the eastern property line. The eastern side of the wall would have an exposed elevation of approximately 13 feet and include a ribbed texture surface to discourage graffiti. The Senior Village side of the wall would be planted with a creeping vine, such as ficus pumila vine or similar species, to cover the wall in evergreen vegetation. The length of the southern boundary has an 8-foot-high wrought iron fence. The fence would be planted with Bougainvillea or other deterrent vine designed to aesthetically cover the fence and provide security. In the middle of the southern fence line, a 8-foot-high wrought iron emergency gate would be provided allowing for access out to the golf course to the south. The gate would remain locked but have panic exit hardware on the Senior Village side. First floor patios along Todd Avenue and Sierra Madre Avenue are fenced with 42-inch-high wrought iron railing to provide open definition of the patio space with some measure of security. The patio fencing is landscaped with a trumpet vine for color and scent. Page | 42 California Grand Village Azusa Greens Specific Plan Figure 23: Conceptual Fence and Wall Plan N.T.S. Gate Walk 1,610 SF klaW 617 SF WOR sw 9,171 SF sw 2,635 SF looP 979 SF nedraG235 SF aerA hsarT FS 581 UP456 78 9101112 13 1512 81242733 03363941 16192282 523134374042 71 41202392 6253 2338 706866646285 065654 5755535251 6159 63 65434445464794 8450123UP 22 x 6 1/2" = 12'-0"UPRoof Line 8'-0" HighFence Porte Cochere desoporP weN eniL ytreporP noitacideD-erP eniL ytreporP eniL ytreporPhgiH "0-'51 llaW UMC tnediser llat "0-'8 hsem nepo fles( ecnef/etag )gnisolc ,rettel desiaR back lit emaN tcejorP llaW egangiS hsarT edisnIhsarT edistuO "0-'8 dniheb aera deneercs hgih erusolcne rettuG & bruC lleW eerT klawediS msinahceM etaG elciheV noitacideD-erP eniL ytreporP desoporP weN eniL ytreporP noitacideDaerA DedicationArea eniL ytreporP eniL ytreporP lleW eerT evobA roolF fo eniL evobA roolF fo eniL evobA roolF fo eniL evobA roolF fo eniL htaP traCreffuB epacsdnaL evobA roolF fo eniL Conc.Bollard.cnoCdralloB .cnoC Bollard hgiH "0-'51 llaW UMC Sidewalk Fire sseccADrive evirD sseccA eriF *dil elbakcol 6 x 4 .sleehw no snac hsart ADA Access ffO porDPick UpValet evirD sseccA eriF PropertyLine velEvelEElevEleveb ot gnikrap tseug llA .telav yb dedivorp llaW gniniateR nairtsedep "0-'8 x "0-'3 tnediseR .etag .ssecca.bof/yek .xob xonk edivorP edivorp()gnisolc fles()erawdrah cinap FillL - 1 FENCE AND WALL PLANJULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 09.18.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only 2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 91362Specimen Tree Pedestrian Gate Fire Pit Asphalt Driveway/ Fire Lane 7' Wide Stamped Concrete pathway Gate Annual Color at Corner Signage Monument Signage Fire Access Vine on wrought iron fence on top of retaining wall INDEPENDENT LIVING INDEPENDENT LIVING INDEPENDENT LIVING MEMORY CARE MEMORY CARE MEMORY CARE 4' wire mesh fence between sidewalk and golf cart path for safety Planter Area Property Line Privacy Hedge Small Shrubs/ Groundcover Rolled Curbat Planter Sculpture Lawn Annual Color Street Trees w/ Tree Grate Evergreen Trees Flowering Trees Spa Dining Kitchen MC Dining Living MC Living GARAGE Benches Block Wall w/ Ficus pumila Vine Enhanced paving Entry signage Pedestrian Gate Vine on Wrought Iron Fence Lavender Trumpet vine on Wrought Iron Fence Ribbed CMU Block Wall Bougainvillea Vine on Fence Wrought Iron Fence 8' Wrought Iron Fence w/ Bougainvillea Vine 15' Ribbed CMU Wall w/ Ficus pumila Vine 42" Wrought Iron Railing w/ Clystoma callistegioides Trumpet Vine Fence and Wall Legend Step Down CMU wall to meet height of wrought iron fence 15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only Vine for 42" RailingsDecorative Fence Detail Source: Julie Friedrichsen Design, LLC (09/19/2018). Gate Walk 1,610 SF Walk 617 SF RampDown toSW 292 SF ROW sw 9,171 SF sw 2,635 SF Pool 979 SF Garden 235 SF Walk2,503 SF Trash Area 185 SF UP456789101112 13 15182124273033363941 16192225283134374042 141720232629323538 706866646260585654 5755535251 6159 63 654344454647484950 123UP 22 x 6 1/2" = 12'-0"UPRoof Line 8'-0" HighFence Porte Cochere New Proposed Property Line Pre-Dedication Property Line Property Line15'-0" High CMU Wall TransformerLocation 8'-0" tall residentopen mesh gate/fence (self closing) Raised letter, back lit Project Name Signage Wall Inside TrashOutside Trasharea behind 8'-0"high screenedenclosure Curb & Gutter See Civil Plan for retaining walls & steps Tree Well Sidewalk Vehicle Gate Mechanism Pre-DedicationProperty Line New ProposedProperty Line Dedication Area Dedication Area Property Line Property Line Tree Well Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Cart PathLandscape Buffer Line of Floor Above Conc.BollardConc.Bollard Conc. Bollard 15'-0" HighCMU Wall R=19' Sidewalk FireAccess DriveFire Access Drive-Golf Course-*4 x 6 lockable lid trash cans on wheels. -Industrial- ADA Access Drop Off Pick UpValet Fire Access Drive -W. Sierra Madre Avenue-PropertyLine PrepElevElevElevElevAll guest parking to be provided by valet. No assigned residentparking.Retaining Wall 3'-0" x 8'-0" pedestrian gate. Residentkey/fob.access.Provide knox box.(self closing)(providepanic hardware)FillL - 1 FENCE AND WALL PLAN 0 20 40 ft SCALE: 1" = 20'JULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 09.18.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only 1st Floor Concept Plan 2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 91362Specimen Tree Pedestrian Gate Fire Pit Asphalt Driveway/ Fire Lane 7' Wide Stamped Concrete pathway Gate Annual Color at Corner Signage Memory Care Assisted Living Monument Signage NORTH TODD AVESIERRA MADRERAINBIRD FACILITY Fire Access Vine on wrought iron fence on top of retaining wall INDEPENDENT LIVING INDEPENDENT LIVING INDEPENDENT LIVING MEMORY CARE MEMORY CARE MEMORY CARE 4' wire mesh fence between sidewalk and golf cart path for safety Planter Area Property Line Privacy Hedge Small Shrubs/ Groundcover Rolled Curb at Planter Sculpture Lawn Annual Color Street Trees w/ Tree Grate Evergreen Trees30" Opening Fence Break Flowering Trees Spa Dining Kitchen MC Dining Living MC Living GARAGE Benches Block Wall w/ Ficus pumila Vine Enhanced paving Entry signage Pedestrian Gate Vine on Wrought Iron Fence Lavender Trumpet vine on Wrought Iron Fence Ribbed CMU Block Wall Bougainvillea Vine on Fence Wrought Iron Fence 8' Wrought Iron Fence w/ Bougainvillea Vine 15' Ribbed CMU Wall w/ Ficus pumila Vine 42" Wrought Iron Railing w/ Clystoma callistegioides Trumpet Vine Fence and Wall Legend Step Down CMU wall to meet height of wrought iron fence 15' Ribbed concrete block wallfacing Rainbird facility w/ vineson Senior Village side only Vine for 42" RailingsDecorative Fence Detail Legend 8-foot Wrought Iron Fence with Bougainvillea Vine 15-foot Ribbed CMU Wall with Ficus pumila Vine 42-inch Wrought Iron Railing with Clystoma callistegioides Trumpet Vine Gate Walk1,610 SF Walk 617 SF RampDown toSW 292 SF ROW sw 9,171 SF sw 2,635 SF Pool979 SF Garden235 SF Walk 2,503 SF Trash Area 185 SF UP456789101112 13 15182124273033363941 16192225283134374042 141720232629323538 706866646260585654 5755535251 6159 63 654344454647484950 123UP 22 x 6 1/2" = 12'-0"UPRoof Line 8'-0" HighFence PorteCochere New ProposedProperty Line Pre-Dedication Property Line Property Line15'-0" HighCMU Wall TransformerLocation 8'-0" tall residentopen meshgate/fence (selfclosing) Raised letter,back lit Project NameSignage Wall Inside TrashOutside Trasharea behind 8'-0" high screenedenclosure Curb & Gutter See Civil Plan for retaining walls & steps Tree Well Sidewalk Vehicle Gate Mechanism Pre-DedicationProperty Line New ProposedProperty Line DedicationArea DedicationArea Property Line Property Line Tree Well Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Cart PathLandscape Buffer Line of Floor Above Conc.BollardConc.Bollard Conc.Bollard 15'-0" High CMU Wall R=19' Sidewalk FireAccessDriveFire Access Drive-Golf Course-*4 x 6 lockable lidtrash cans on wheels. -Industrial- ADA Access Drop Off Pick UpValet Fire Access Drive -W. Sierra Madre Avenue-PropertyLine PrepElevElevElevElevAll guest parking to beprovided by valet. No assigned residentparking.Retaining Wall 3'-0" x 8'-0" pedestriangate. Residentkey/fob.access. Provide knox box.(self closing)(provide panic hardware)FillL - 1 FENCE AND WALL PLAN 0 20 40 ft SCALE: 1" = 20'JULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 09.18.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only 1st Floor Concept Plan 2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 91362Specimen Tree Pedestrian Gate Fire Pit Asphalt Driveway/ Fire Lane 7' Wide Stamped Concrete pathway Gate Annual Color at Corner Signage Memory Care Assisted Living Monument Signage NORTH TODD AVESIERRA MADRERAINBIRD FACILITY Fire Access Vine on wrought iron fence on top of retaining wall INDEPENDENT LIVING INDEPENDENT LIVING INDEPENDENT LIVING MEMORY CARE MEMORY CARE MEMORY CARE 4' wire mesh fence between sidewalk and golf cart path for safety Planter Area Property Line Privacy Hedge Small Shrubs/ Groundcover Rolled Curb at Planter Sculpture Lawn Annual Color Street Trees w/ Tree Grate Evergreen Trees30" Opening Fence Break Flowering Trees Spa Dining Kitchen MC Dining Living MC Living GARAGE Benches Block Wall w/ Ficus pumila Vine Enhanced paving Entry signage Pedestrian Gate Vine on Wrought Iron Fence Lavender Trumpet vine on Wrought Iron Fence Ribbed CMU Block Wall Bougainvillea Vine on Fence Wrought Iron Fence 8' Wrought Iron Fence w/ Bougainvillea Vine 15' Ribbed CMU Wall w/ Ficus pumila Vine 42" Wrought Iron Railing w/ Clystoma callistegioides Trumpet Vine Fence and Wall Legend Step Down CMU wall to meet height of wrought iron fence 15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only Vine for 42" RailingsDecorative Fence Detail Gate Walk 1,610 SF Walk 617 SF RampDown toSW 292 SF ROW sw 9,171 SF sw 2,635 SF Pool 979 SF Garden235 SF Walk 2,503 SF Trash Area 185 SF UP456789101112 13 15182124273033363941 16192225283134374042 141720232629323538 706866646260585654 5755535251 6159 63 654344454647484950 123UP 22 x 6 1/2" = 12'-0"UPRoof Line 8'-0" High Fence Porte Cochere New Proposed Property Line Pre-Dedication Property Line Property Line15'-0" High CMU Wall TransformerLocation 8'-0" tall resident open mesh gate/fence (self closing) Raised letter, back lit Project Name Signage Wall Inside TrashOutside Trasharea behind 8'-0"high screenedenclosure Curb & Gutter See Civil Plan forretaining walls & steps Tree Well Sidewalk Vehicle Gate Mechanism Pre-Dedication Property Line New Proposed Property Line Dedication Area Dedication Area Property Line Property Line Tree Well Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Cart PathLandscape Buffer Line of Floor Above Conc.BollardConc.Bollard Conc. Bollard 15'-0" HighCMU Wall R=19' Sidewalk FireAccess DriveFire Access Drive-Golf Course-*4 x 6 lockable lid trash cans on wheels. -Industrial- ADA Access Drop OffPick UpValet Fire Access Drive -W. Sierra Madre Avenue-PropertyLine PrepElevElevElevElevAll guest parking to beprovided by valet. No assigned residentparking.Retaining Wall 3'-0" x 8'-0" pedestrian gate. Residentkey/fob.access. Provide knox box.(self closing)(provide panic hardware)FillL - 1 FENCE AND WALL PLAN 0 20 40 ft SCALE: 1" = 20'JULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 09.18.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only 1st Floor Concept Plan 2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 91362Specimen Tree Pedestrian Gate Fire Pit Asphalt Driveway/ Fire Lane 7' Wide Stamped Concrete pathway Gate Annual Color at Corner Signage Memory Care Assisted Living Monument Signage NORTH TODD AVESIERRA MADRERAINBIRD FACILITY Fire Access Vine on wrought iron fence on top of retaining wall INDEPENDENT LIVING INDEPENDENT LIVING INDEPENDENT LIVING MEMORY CARE MEMORY CARE MEMORY CARE 4' wire mesh fence between sidewalk and golf cart path for safety Planter Area Property Line Privacy Hedge Small Shrubs/ Groundcover Rolled Curb at Planter Sculpture Lawn Annual Color Street Trees w/ Tree Grate Evergreen Trees30" Opening Fence Break Flowering Trees Spa Dining Kitchen MC Dining Living MC Living GARAGE Benches Block Wall w/ Ficus pumila Vine Enhanced paving Entry signage Pedestrian Gate Vine on Wrought Iron Fence Lavender Trumpet vine on Wrought Iron Fence Ribbed CMU Block Wall Bougainvillea Vine on Fence Wrought Iron Fence 8' Wrought Iron Fence w/ Bougainvillea Vine 15' Ribbed CMU Wall w/ Ficus pumila Vine 42" Wrought Iron Railing w/ Clystoma callistegioides Trumpet Vine Fence and Wall Legend Step Down CMU wall to meet height of wrought iron fence 15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only Vine for 42" RailingsDecorative Fence Detail Gate Walk 1,610 SF Walk 617 SF RampDown toSW 292 SF ROW sw 9,171 SF sw 2,635 SF Pool 979 SF Garden235 SF Walk 2,503 SF Trash Area 185 SF UP456789101112 13 15182124273033363941 16192225283134374042 141720232629323538 706866646260585654 5755535251 6159 63 654344454647484950 123UP 22 x 6 1/2" = 12'-0"UPRoof Line 8'-0" High Fence Porte Cochere New Proposed Property Line Pre-Dedication Property Line Property Line15'-0" High CMU Wall TransformerLocation 8'-0" tall resident open mesh gate/fence (self closing) Raised letter, back lit Project Name Signage Wall Inside TrashOutside Trasharea behind 8'-0"high screenedenclosure Curb & Gutter See Civil Plan forretaining walls & steps Tree Well Sidewalk Vehicle Gate Mechanism Pre-Dedication Property Line New Proposed Property Line Dedication Area Dedication Area Property Line Property Line Tree Well Line of Floor Above Line of Floor Above Line of Floor Above Line of Floor Above Cart PathLandscape Buffer Line of Floor Above Conc.BollardConc.Bollard Conc. Bollard 15'-0" HighCMU Wall R=19' Sidewalk FireAccess DriveFire Access Drive-Golf Course-*4 x 6 lockable lid trash cans on wheels. -Industrial- ADA Access Drop OffPick UpValet Fire Access Drive -W. Sierra Madre Avenue-PropertyLine PrepElevElevElevElevAll guest parking to beprovided by valet. No assigned residentparking.Retaining Wall 3'-0" x 8'-0" pedestrian gate. Residentkey/fob.access. Provide knox box.(self closing)(provide panic hardware)FillL - 1 FENCE AND WALL PLAN 0 20 40 ft SCALE: 1" = 20'JULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 09.18.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.15' Ribbed concrete block wall facing Rainbird facility w/ vines on Senior Village side only 1st Floor Concept Plan 2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 91362Specimen Tree Pedestrian Gate Fire Pit Asphalt Driveway/ Fire Lane 7' Wide Stamped Concrete pathway Gate Annual Color at Corner Signage Memory Care Assisted Living Monument Signage NORTH TODD AVESIERRA MADRERAINBIRD FACILITY Fire Access Vine on wrought iron fence on top of retaining wall INDEPENDENT LIVING INDEPENDENT LIVING INDEPENDENT LIVING MEMORY CARE MEMORY CARE MEMORY CARE 4' wire mesh fence between sidewalk and golf cart path for safety Planter Area Property Line Privacy Hedge Small Shrubs/ Groundcover Rolled Curb at Planter Sculpture Lawn Annual Color Street Trees w/ Tree Grate Evergreen Trees30" Opening Fence Break Flowering Trees Spa Dining Kitchen MC Dining Living MC Living GARAGE Benches Block Wall w/ Ficus pumila Vine Enhanced paving Entry signage Pedestrian Gate Vine on Wrought Iron Fence Lavender Trumpet vine on Wrought Iron Fence Ribbed CMU Block Wall Bougainvillea Vine on Fence Wrought Iron Fence 8' Wrought Iron Fence w/ Bougainvillea Vine 15' Ribbed CMU Wall w/ Ficus pumila Vine 42" Wrought Iron Railing w/ Clystoma callistegioides Trumpet Vine Fence and Wall Legend Step Down CMU wall to meet height of wrought iron fence 15' Ribbed concrete block wallfacing Rainbird facility w/ vines on Senior Village side only Vine for 42" RailingsDecorative Fence Detail Todd AvenueSierra Madre Avenue 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 4 – DEVELOPMENT PLAN California Grand Village Azusa Greens Specific Plan Page | 43 The following components are included in the design and operation of the Senior Village to improve safety of the residents. 1. Full time (24/7) on-site management and security staff for the Senior Village. 2. Exterior doors and gates that provide access to the Senior Village, except private patios, require key card access, with Knox override technology. 3. Gated entry of the secondary access to prevent unauthorized vehicle access to the rear of the building, with Knox override technology. 4. Gated pedestrian gates to the walkways on the east side of the Senior Village, with Knox override technology. 5. Exterior security lighting around the perimeter of the Senior Village. 6. Balconies and forward living to put “eyes on the street.” 7. Compliance with ADA regulations. 8. Vehicular sight-distance at entries onto Todd Avenue that meets City standards. 9. Street lighting along Todd Avenue and Sierra Madre Avenue consistent with City standards. 10. A landscape plan designed to minimize hiding areas in landscaped areas near sidewalks and buildings through species selection and maintenance practices. 11. An approved Fire Master Plan designed to minimize fire risk and comply with the current Fire Code. 12. Separate sidewalk and golf cart path. 4.7.1 Senior Village 4.7 Safety Plan Enhancing the safety of future residents is one of the objectives of this Specific Plan. The closest Fire Station is the Los Angeles County Fire Department Station 32 located at 605 North Angeleno Avenue approximately 1.0-mile from the Specific Plan area. Likewise, the Police Station is located at 725 North Alameda Avenue, which is approximately 1.2-miles from the Specific Plan area. The following elements help meet the goal of a safe neighborhood. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 44California Grand Village Azusa Greens Specific Plan The architecture of the Senior Village is patterned after the Spanish Colonial Revival style, also commonly known as the Santa Barbara architectural style. However, instead of in an all-white color, the buildings have complementary color shading to create visual articulation and interest. The architectural intent is to create a Senior Village that feels like separate residences, but happens to be structurally attached; thus, providing the residents with community living while maintaining independence. This goal is achieved through architectural differentiation, human-scale elements, use of color, and complementary architecture. The following architecture elements provide the architecture style, also depicted in the building elevations (Figures 24 through 26). Design Features »Wood balconies with metal rails »Heavy exposed wood elements at the balconies with wood corbels »Exposed wood outlookers and eave corbels at selected roof elements »Rock or natural stone skirt at the base of the exterior wall »Metal rails for Juliet balconies Roofs »Shallow 5:12 pitched roofs »Simple, hip, gable, and shed forms »Flat concrete tile Section5DESIGN GUIDELINES 5.1 Architectural Style The following design guidelines provide guidance on the architectural style, massing, and landscaping. Final Design Review plans shall be in substantial conformance with the direction provided in this section. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 5 – DESIGN GUIDELINES California Grand Village Azusa Greens Specific Plan Page | 45 Windows »Trim and accent windows and doors on all elevations with contrasting paint colors »Arch, segmental, or half round windows at select locations »Some feature windows with decorative shutters »Some feature windows with decorative wrought-iron »Wood balcony swing doors Walls »Stucco in light sand finish »Manufactured stone wainscoting and column accents Color »Subtle off-white base coloring with earth-tone accents Accent Materials »Wood posts, trim, and corbels for balcony »Manufactured wood shutters »Wood roof corbel/beam ends »Decorative tile Conceptual architecture is included in the following figures, which include architectural elevations, including colors and materials, and computer generated visual simulations. The final architecture and landscape plans may include minor variations to details without substantial changes to the overall architectural style and design. Minor Modifications are explained in further detail within Section 9.3.1. Page | 46 California Grand Village Azusa Greens Specific Plan Figure 24: Exterior Elevations N.T.S. Source: Irwin Partners Architects (08/07/2018).245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Exterior Elevations A8 PROJECT NO: 16004 PLOT DATE: 8/7/2018 16004 Pac10 Azusa.pln ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof 12'-0"11'-0" 11'-0" 11'-0"53'-0"53'-5"52'-11"58'-7"49'-10"39'-4"±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof 12'-0"11'-0" 11'-0" 11'-0" 12'-1 1/2"50'-0"39'-9"Fire Access Pathway ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof 12'-0"11'-0" 11'-0" 11'-0"40'-5 1/2"58'-6 1/2"40'-6 1/2"12'-0"11'-0" 11'-0" 11'-0"40'-6 1/2"9'-8"52'-11"47'-3 1/2"39'-9 1/2"42'-1"Mozaic TileFire Access Pathway Mozaic Tile Wrought Iron Brace Street Level Stair 1st Floor ±0" 2nd Floor +12' 3rd Floor +22' 4th Floor +33' Roof +44'43'-1/2"SCALE: 1/16" = 1'-0"03East Elevation/ Rainbird SCALE: 1/16" = 1'-0"01North Elevation/ Sierra Madre SCALE: 1/16" = 1'-0"04South Elevation/ Golf Course SCALE: 1/16" = 1'-0"01West Elevation/ Todd Ave Page | 47 California Grand Village Azusa Greens Specific Plan Figure 25: Main Entrance Elevations N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Main Entrance Elevations A9 PROJECT NO: 16004 PLOT DATE: 8/7/2018 16004 Pac10 Azusa.pln ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof SIGNAGE WALL STREET LEVEL GARAGE ENTRANCE 2% SLOPE 10% SLOPE 1.7% SLOPE SCALE: 1/8" = 1'-0"03Garage Entrance SCALE: 1/8" = 1'-0"01Entrance Circle A SCALE: 1/8" = 1'-0"02Entrance Circle B * * Note: Signage Wall occurs in the interior portion of the Parking Structure. Please refer to the First Floor plan view on Figure 14. Page | 48 California Grand Village Azusa Greens Specific Plan Figure 26: Courtyard Elevations N.T.S. Source: Irwin Partners Architects (08/07/2018). 245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626 (714) 557 2448 www.ipaoc.com ARCHITECTURE PLANNING CONSULTING California Grand Village Asuza Greens California Grand Villages W. Sierra Madre Ave. & N Todd Ave Azusa, CA 91702 Courtyard Elevations A10 PROJECT NO: 16004 PLOT DATE: 8/7/2018 16004 Pac10 Azusa.pln ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof Access to IL Units Freestanding Steel Structure 42" Min. Rail Stand Pipe Hose Rack Location Courtyard Pool Fire Access Pathway Fire Access Pathway ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof 11'-2" 14'-9" Freestanding Steel Structure Fire Access Pathway Exterior Crossing Area Exterior Crossing Area ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof Pool Freestanding Steel Structure Fire Access Pathway Exterior Crossing Area Exterior Crossing Area ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof ±0" 1 1st Floor +12' 2 2nd Floor +23' 3 3rd Floor +34' 4 4th Floor +45' 5 Roof SCALE: 1/8" = 1'-0"01Fire Access Pathway Section SCALE: 1/8" = 1'-0"04West Courtyard Elevation SCALE: 1/8" = 1'-0"05North Courtyard Elevation SCALE: 1/8" = 1'-0"02East Courtyard Elevation SCALE: 1/8" = 1'-0"03South Courtyard Elevation 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 5 – DESIGN GUIDELINES California Grand Village Azusa Greens Specific Plan Page | 49 The Senior Village includes a variety of outdoor spaces, such as walking paths, benches, gardens, a dog park, and passive landscaped areas for residents and guests to enjoy. Outdoor spaces, strategically located in the interior and the eastern portion of the site, provide a sense of privacy and security. The conceptual Landscape Plan (Figure 22) incorporates a variety of plant species to vary height, texture, and color, while minimizing water demand. An arborist assessed the trees on the golf course and determined that none of the trees were candidates for relocation. The circular entry includes a place in the middle for a specimen tree to provide iconic component of the entry. A conceptual plant palette is included as Figure 27. The remainder of the plant palette consists of a variety of shrubs and grasses that introduce a range of colors and textures. The plant palette considers water use and meets the City’s landscape ordinance found in Azusa Municipal Code Chapter 88.34 for water conservation. Very little turf grass is included in the plant palette, except for one area located east of the Senior Village building, which includes a dog park and walking path. The block wall located along the eastern property boundary is designed with a ribbed texture surface on the east side of the wall to discourage graffiti and planted on the west side of the wall with a creeping vine, such as ficus pumila vine or similar species, to cover the wall in evergreen vegetation. The 8-foot-high wrought iron fence along the southern boundary includes Bougainvillea or other deterrent vine planted on both sides to aesthetically cover the fence and provide security. 5.3 Landscape Plan Massing and scale are fundamental principles that ensure individual elevation elements relate to one another in a balanced and aesthetically pleasing way. Outdoor uses, such as individual patios and balconies, or common area patios and gardens provide building separation, soften massing, increase articulation to the structure, and reduce the scale of the structure to the human level. Architectural elements will be incorporated to differentiate building massing and provide articulation on the building elevations visible from public right-of-way. Architectural enhancements to be used to help soften massing and scale of the structure, include: »Window enhancement using shutters and window trim »Balconies and patios »Juliet balconies with metal railing »Color and material enhancement where architectural style permits 5.2 Massing and Scale 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 5 – DESIGN GUIDELINES California Grand Village Azusa Greens Specific Plan Page | 50 The outdoor open space on the east side of the Senior Village is designed to accommodate a dog park and outdoor play areas that could include horseshoe pits and/or putting greens. The open space also includes walking paths connecting to Sierra Madre Avenue and landscape areas that provide shaded places for sitting and socializing. The open space also provides places that could include cutting or vegetable gardens. Adjacent to the Memory Care is an interior garden that is designed for quiet reflection and outdoor sitting. The planting areas include a wide range of species to provide a range of colors, textures, and scents. Shade and scaled planting are integral to the design. Hardscape, benches, and gathering areas create an attractive place for residents and guests to find solace. The interior pool courtyard is dominated by hardscape, creating patios, outdoor fireplaces, shade structures, and gathering areas near the pool. Planting consists of raised planters and containers. Patio trees, shrubs, and annuals provide color and interest to the patio areas. Similarly, the outdoor roof deck/patio consists of planter boxes and containers for plant material. Comfortable chairs with cushions and pillows, shade, and a wine bar create an outdoor gathering area with views of the San Gabriel Mountains. The use of decorative hardscape differentiates areas within the Senior Village. Decorative hardscape can differentiate special areas, such as the circular entry to provide an inviting and luxurious entry, as well as areas of pedestrian access, which are highlighted to distinguish the path of travel and for safety. Entry and monument signage should complement the architectural themes of the main structure. Entry and monument signs will use natural materials as accents. Signage should be affixed to the front of the monument walls and accented with up lighting. Internal lighting shall not be permitted. Accent landscaping should complement and enhance the walls. Three signs identifying the Senior Village will occur -- one at the corner of Sierra Madre Avenue and Todd Avenue, and two signs, one on either side of the main Todd Avenue entry. 5.4 Entries and Monuments Azusa Municipal Code Section 88.39 requires developments of the size of the Senior Village to incorporate public art into the project design. The Senior Village accommodates this requirement by payment of the in-lieu fee. 5.5 Art in Public Places Page | 51 California Grand Village Azusa Greens Specific Plan Figure 27: Conceptual Plant Palette N.T.S. L - 2 PLANT PALETTEJULIE FRIEDRICHSENDESIGN LLC.Landscape DesignBox 1405 Topanga, CA 90290tel 818 825 8580jzdesign@verizon.netwww.juliefriedrichsen.comCALIFORNIA GRAND VILLAGE AZUSA GREENSCalifornia Grand VillagesW. Sierra Madre Ave & N. Todd AveAzusa, CA 91702Sheet REVISIONS DATE NAME Origin Date 11.20.16 Plot Date 01.28.18 Drawn By:AS Checked By:JFFor Conceptual Purposes Only. Not For Construction.2854 E. WASATCH COURTWESTLAKE VILLAGE, CA 91362Maytenus boaria Mayten Tree Cupaniopsis anacardiodies Carrotwood Tree Lagerstoemia indica Crape Myrtle Olea europaea Fruitless Fruitless Olive Tree Jacaranda mimosa Jacaranda Quercus agrifolia Coast Live Oak Agave attenuata Fox Tail Agave Aloe spp. Aloe Calandrinia grandiflora Rock Purslane Stipa tennuisma Mexican Feather Grass Miscanthus sinensis 'Morning Light' Maiden Grass Muhlenbergia capillaris Pink Muhly Lomandra l. 'Breeze' Dwarf Mat Rush Bougainvillea Bougainvillea Shrub Lantana montevidensis Lantana Ceanothus spp. California Lilac Westringia spp. Coast Rosemary Rosa spp. Carpet Rose Phlomis fruticosa Jerusalem Sage Convolvulus maritima Ground Morning Glory Cordyline 'Sprilecpink' Electric Pink Cordyline Salvia greggii 'Purple' Purple Autumn Sage Leucadendron s. 'Blush' Willow Cone Bush Leptospermum s. 'Ruby Glow' New Zealand Tea Tree Rosmarinus o. 'Tuscan Blue' Tuscan Blue Rosemary Rosa Iceberg Iceberg Rose Vinca minor Periwinkle Trachelospermum jasminoides Star Jasmine Pandorea 'Lady Di' White Bower Vine Bougainvillea Bougainvillea Vine Clytostoma callistegiodes Lavender Trumpet Vine Ficus pumila Creeping Fig TREES SHRUBS VINES Citrus Lemon Lemon Tree Rosa spp. Yellow Carpet Rose Salvia leucantha Mexican Sage Source: Julie Friedrichsen Design, LLC (02/02/2018). 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 52California Grand Village Azusa Greens Specific Plan This Specific Plan establishes the permitted uses and development standards, which govern design, construction, and implementation of the Specific Plan area. All development shall be subject to the following regulations. 6.1 General ProvisionsSection6PERMITTED USES AND DEVELOPMENT STANDARDS A.All project design, construction, and development within the Specific Plan area shall comply with the setback and building height requirements established herein. The methods for measuring setbacks and building heights shall be the same methods prescribed in Section 88.30.040 and 88.30.060 of the Azusa Municipal Code. B.All construction and development within the Specific Plan area shall comply with applicable provisions of the most recently adopted version of the Building Code (including all related mechanical, electrical, and plumbing codes). In case of a conflict between the specific provisions of any such regulations and the Specific Plan regulations, the provisions of the Building Code shall prevail. C.If an issue, condition, or situation arises or occurs that is not sufficiently covered or provided for in the Specific Plan so as to be clearly understandable, the Community Development Director shall determine the applicable regulations. D.If any portion of these requirements is, for any reason, declared by a court of competent jurisdiction to be invalid or ineffective, in whole or in part, such decision shall not affect the validity of the remaining portions hereof. The City Council hereby declares that it would have enacted these regulations and each portion thereof irrespective of the fact that any one or more portions be declared invalid or ineffective. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 6 – DEVELOPMENT STANDARDS California Grand Village Azusa Greens Specific Plan Page | 53 The Specific Plan area is designated Residential Care Facility for the Elderly (RCFE) to accommodate the Senior Village. The Site Plan, provided as Figure 8, represents the Development Map, which depicts the extent of physical improvements within the Specific Plan area. Additional improvements or changes to those improvements shown on the Development Map would require an amendment to this Specific Plan, as described in Section 9.3. 6.2 Development Plan Uses permitted within the Specific Plan boundaries shall be consistent with Table 3. If a use is not listed, the use is not permitted, unless the use is determined by the Community Development Director to be substantially similar to other permitted uses, or the Specific Plan is amended. As indicated in Table 3, “P” indicates the use is permitted; “MUP” indicates allowed use subject to the approval of a minor use permit; “UP” indicates allowed use subject to the approval of a use permit; and “A” indicates a permitted ancillary use 6.2.1 Permitted Uses Table 3. Residential Care Facility for the Elderly Permitted Uses Land Use Type Permit Required Legend: P – Permitted MUP – Minor Use Permit required UP – Use Permit required A – Permitted Ancillary Use RESIDENTIAL USES RETAIL SALES SERVICES – BUSINESS, FINANCIAL, PROFESSIONAL Residential Care Facility for the Elderly Age-Restricted, independent apartment, townhome or condos Convalescent, nursing, and rest homes Caretaker/Manager Unit Senior citizen apartments Restaurant, cafe, coffee shop associated with Independent Living, Assisted Living, and Memory Care Medical services associated with Assisted Living, Memory Care, or Convalescent Care Office associated with the facility P UP UP A UP A A A A Amenities accessory to the RCFE use, such as fitness rooms, spa, massage, physical therapy, pool, day spa, wellness center, theater, salon, dog park, community gardens, wine bar, computer room, or other similar amenities 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 6 – DEVELOPMENT STANDARDS California Grand Village Azusa Greens Specific Plan Page | 54 Accessory Structures Permitted 1. Satellite dish antennas for the private noncommercial use by the occupants shall be permitted provided that the size of the dish is three feet or less in diameter. Private satellite dishes shall be installed in locations so that it is not visible from common area, public streets, and neighboring lots. The installing owner may be required to install a physical screen or other camouflage to further minimize visibility of the satellite dish, subject to the limitations imposed by federal regulations and state law on installation requirements affecting reception or requiring unreasonable cost or delay. 2. Shade structures and patio covers attached to the primary structure. 3. Shade structures, such as gazebos, detached from the primary structure. 4. Minor improvements such as air conditioning units, skylights, solar panels, greenhouse windows, provided said equipment is screened from surrounding public locations with a parapet wall or similar. Individual “wall” or “window” air conditioning units are not allowed. 5. Minor improvements such as roof mounted equipment provided said equipment is screened from surrounding public locations with a parapet wall or similar. The following development standards shall apply to the RCFE land use. 6.3 Development Standards 1. The minimum building setback from any property line, consistent with the West End Industrial District, shall measure 10 feet from right-of-way. 6.3.1 Setbacks 1. The main structure shall not exceed a maximum of 45 feet to top plate line from finished grade, up to and including four-stories, subject to consistency with the Fire Code. Projected roofs, roof decks, and architectural features4 may extend to a maximum of 58 feet, also as determined by the Fire Code. 6.3.2 Building Height 4. Architectural feature as defined as an exterior building feature including roofs, windows, doors, porches, etc. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 6 – DEVELOPMENT STANDARDS California Grand Village Azusa Greens Specific Plan Page | 55 1. The minimum floor area of each Assisted Living and Memory Care residence shall not be less than 350 square feet. 2. The minimum size of each Independent Living residence shall be consistent with the following table based on bedroom count. 6.3.3 Unit Size 1. The maximum height of the block wall along the eastern property line shall be 15 feet as measured from the adjoining property finished grade. 2. Wrought Iron fencing shall not exceed 8-feet in height as measured from the adjoining property finished grade. 3. Fencing within the 10-foot setback along Sierra Madre Avenue and Todd Avenue may not exceed 42 inches. 4. Wall height shall be measured from the adjacent property’s finished grade, as shown on the Final Grading Plans, to the highest point of the fence or wall. 5. Walls used in conjunction with community signage/identification may not exceed 7-feet in height, even if located within the building setback area, provided walls do not obstruct line of sight or cause any other safety issue. 6.3.4 Walls and Fences Trash shall be managed in common collection locations. Common trash collection locations shall be enclosed with block walls and lattice roof designed in a style complementary to the style of the primary structure. The trash enclosure shall be within the southeastern portion of the Specific Plan area, not visible from surrounding public streets, and with access from the secondary access drive. Trash enclosures shall be locking and shall comply with the City’s water quality requirements. 6.3.5 Trash Enclosures Table 4. Minimum Floor Area for Independent Living Units Studio 1 Bedroom Unit 2 Bedroom Unit 3 Bedrooms or more 400 square feet 675 square feet 800 square feet 975 square feet Number of Bedrooms Minimum Floor Area 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 6 – DEVELOPMENT STANDARDS California Grand Village Azusa Greens Specific Plan Page | 56 A minimum of 1 parking space for each residence (Independent Living, Assisted Living, or Memory Care) shall be provided5, which provides a blended rate to accommodate resident, employee, and guest parking demand. The multi-level parking structure shall be completely surrounded by residential units or other Senior Village uses and not visible to the public right-of-way, or surrounding properties. The floor plans included in Figure 9 through 12 identify the number and location of parking spaces. Parking spaces shall be designed and sized in accordance with Section 88.36.090 of the City of Azusa Municipal Code. Parking spaces for the disabled shall be provided in compliance with all applicable codes. Operation of the parking structure shall be at the discretion of the Senior Village owner/operator. The Senior Village owner/operator may assign, at its discretion, spaces to residents, guests, and/or employees. Residents may self-park or valet park. Employees will self-park in the parking structure. Guests will use the valet service for parking. The tandem parking spaces shall be either assigned to one residential unit or used for guest/resident valet parking only. 6.3.6 Off-Street Parking 5. Parking requirements based on the Parking Study performed by Linscott, Law & Greenspan Engineers, August 9, 2018. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 57California Grand Village Azusa Greens Specific Plan This section of the Specific Plan provides an overview and framework for the future infrastructure and improvements required to serve the various land uses permitted under the implementation of the Specific Plan. Section7INFRASTRUCTURE PLAN The water service to the Specific Plan area is served by Azusa Light and Water Department. Azusa Light and Water is a municipal utility owned and operated by the City of Azusa that provides water to residents of Azusa. Azusa Light and Water obtains water from the Main San Gabriel Basin through pumping and surface diversion. Local water sources are supplemented by water purchased from the Metropolitan Water District. Currently, water is provided to the site through existing 12-inch pipes located in Sierra Madre Avenue and Todd Avenue. No reclaimed water is available within the City of Azusa. The Specific Plan area water system consists of a loop system with connections to both existing 12-inch water lines in Sierra Madre Avenue and Todd Avenue. The proposed connections and loop system are shown in Figure 28. The water system and connections will be designed to City standards. 7.1 Water System Management A Water System Hydraulic Analysis, dated January 2018 prepared by ProActive Engineering Consultants analyzed available water to the Specific Plan area. A 12-inch water line exists in Todd Avenue the entire length of the Specific Plan area. This 12-inch line has sufficient capacity and pressure to serve the Specific Plan area. Domestic and irrigation service will connect to the 12-inch water main with 2-inch service lines. Los Angeles County Fire Department requires fire flow of 4,000 gallons per minute (gpm) at 20 pressure per square inch (psi). Two fire hydrants exist along Todd Avenue and three additional hydrants will be added within the Specific Plan area. A hydrant flow test was conducted, which yielded a 65-psi residual pressure for the surrounding fire hydrant system. Converted to 20 psi, the flow would yield an estimated fire flow availability of 8,425 gallons per minute, well above the Fire Department standards. As a result, fire flow service will be provided by an 8-inch looped private fire flow water line, with connections at Sierra Madre Avenue and Todd Avenue, which would be sufficient to serve the Specific Plan area. 7.1.1 Pressure and Fire Flow Page | 58 California Grand Village Azusa Greens Specific Plan Figure 28: Existing and Proposed Water System Connections N.T.S.N. TODD AVENUEAVENIDA CONEJOPROJECT SITE DFB .RRI .L.P .XE PROPOSED P.L..L.P .XE Source: PROACTIVE Engineers (09/21/2018).Todd AvenueSierra Madre Avenu e 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 7 – INFRASTRUCTURE PLAN California Grand Village Azusa Greens Specific Plan Page | 59 The Specific Plan area is located within the jurisdiction of the City of Azusa and the County Sanitation District of Los Angeles, District 22. Azusa Light and Water owns and maintains a network of sewer mains connecting to County Sanitation District of Los Angeles, District 22 trunk lines, which conveys flows to the San Jose Creek Reclamation Plant located in the City of Industry and the Joint Water Pollution Control Plant located in the City of Carson. Wastewater generated from the Specific Plan area and surrounding area is currently collected and conveyed through an existing 8-inch sewer line that runs east/west, just south of the RainBird property, where it connects to an existing 12-inch sewer line in Todd Avenue. To service the Senior Village, a new 8-inch sewer line will be extended north in Todd Avenue to a connection that occurs at the main entrance of the Senior Village. The Specific Plan area sewer system connections are shown on Figure 29. 7.2 Sewer System Improvements The Specific Plan area will change storm runoff. Existing underground storm drain facilities do not occur on or adjacent to the Senior Village. Existing runoff sheet flows to the surrounding street curb and gutter. Runoff is collected in Todd Avenue and carried south, past 10th Street, where it flows easterly into the railroad right-of-way. Ultimately, the runoff reaches the San Gabriel River. Since underground storm drain facilities are absent from the site and absent from the adjacent site, the Senior Village’s collected stormwater needs to be surface discharged through the curb into Todd Avenue to mimic the existing condition. To treat the “first flush” and meet MS-4 water quality requirements, all on- site storm water will be conveyed through on-site graded surface swales and an on-site storm drain system to an underground chamber system. Low flows held in the underground chambers will either 1) infiltrate into the groundwater basin through infiltration wells or 2) flow through a modular wetland and release at the surface in the same general vicinity as existing flows. Larger storm flows will be held in the subsurface chambers until completely full, at which point storm flows spill out onto Todd Avenue through a parkway culvert, where flows would follow existing drainage patterns. Storm drain facilities are identified on Figure 30. 7.3 Storm Drainage Page | 60 California Grand Village Azusa Greens Specific Plan Figure 29: Existing and Proposed Sewer System Connections N.T.S.N. TODD AVENUEPROJECT SITEMOUNTAIN VIEW CIR.AVENIDA CONEJODE LA SUERTEAVENIDASource: PROACTIVE Engineers (09/21/2018).N. TODD AVENUESIER R A M A D R E A V E PROJECT SITEMOUNTAIN VIEW CIR.AVENIDA CONEJODE LA SUERTEAVENIDAN. TODD AVENUESIER R A M A D R E A V E PROJECT SITEMOUNTAIN VIEW CIR.AVENIDA CONEJODE LA SUERTEAVENIDATodd AvenueSierra Madre Avenu e N. TODD AVENUESIER R A M A D R E A V E PROJECT SITEMOUNTAIN VIEW CIR.AVENIDA CONEJODE LA SUERTEAVENIDAN. TODD AVENUESIER R A M A D R E A V E PROJECT SITEMOUNTAIN VIEW CIR.AVENIDA CONEJODE LA SUERTEAVENIDA Page | 61 California Grand Village Azusa Greens Specific Plan Figure 30: Proposed Storm Drain Facilities N.T.S. Source: PROACTIVE Engineers (09/21/2018). Legend Todd AvenueSierra Madre AvenueINFILTRATIONCHAMBERS 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 7 – INFRASTRUCTURE PLAN California Grand Village Azusa Greens Specific Plan Page | 62 7.4 Solid Waste The City contracts with waste hauler, Athens provide weekly residential, commercial, and mixed recycling collection services. The waste is taken to the Athens’ Material Recovery Facility located in the City of Industry for sorting and recycling. 7.4.1 Municipal Waste Collection The primary landfill serving Azusa is the Mid-Valley Landfill in Rialto. A secondary landfill that can serve Azusa is the Azusa Land Reclamation County Landfill, located off Gladstone Street in Azusa. Both landfills are permitted as Class III landfills, which accept only nonhazardous municipal solid waste for disposal. They have sufficient capacity to accept waste from the Specific Plan area. Hazardous and medical waste shall be disposed of properly, in accordance with state and local regulations. One option for hazardous and medical waste disposal is Hazardous Waste Management Company, located at 100 South Irwindale Avenue in Azusa. 7.4.2 Solid Waste Disposal Sites Since the Specific Plan area is comprised of new construction, the most current building efficiency standards and requirements will be required to be implemented. Development within the Specific Plan area is required to meet the current Title 24 Standards. 7.5 Energy Plan Electricity and gas will be provided to the Specific Plan area by Azusa Light and Water and The Gas Company, respectively. Existing above ground electric facilities are located along Todd Avenue. The above ground facilities are located on the east (golf course) side of Todd Avenue to a point approximately equal to the southern extent of the RainBird building, at which point the above ground electrical lines cross Todd Avenue to the west side and continue north to Sierra Madre Avenue. The Senior Village does not interfere with the above ground electrical lines. Underground electric lines are also located within Sierra Madre Avenue. The Senior Village will connect to existing electrical facilities in either Todd Avenue or Sierra Madre Avenue, or both, with underground service. Natural gas is also available in both Todd Avenue and Sierra Madre Avenue and the Senior Village will make underground connections at either one or both locations. To provide electrical service to the Senior Village, an additional underground electrical circuit must be installed from the existing sub-station on North Angelino Avenue. 7.6 Utility Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 63California Grand Village Azusa Greens Specific Plan The Specific Plan is a long-term plan providing direction for new development in the Specific Plan area. The underlying direction for implementation comes from the primary goal of the Specific Plan, which is the creation of a Senior Village to provide age restricted housing in the City of Azusa consistent with the Residential Care Facility for the Elderly definition and licensing requirements. 8.1 Land Use RegulationsSection8IMPLEMENTATION PLAN The framework for the implementation of the Specific Plan Area includes: »Land Use Regulations »Phasing Plan »Finance Plan »Delivery Plan The Phasing Plan provides an estimation of how future construction would be conducted. The Phasing Plan is only a forecast, since actual development and time durations can be influenced by many factors, including the economy and market strength, weather, unforeseen construction conditions, material supplies, etc. At this time, implementation of the proposed Project begins with site preparation and grading. A temporary golf cart pathway along Todd Avenue would be established to route golfers around the site to not interrupt golf play. Site preparation, grading, retaining walls, and underground utilities for the Senior Village would occur in one phase. Vertical construction of the entire structure would occur in one phase, including construction of the parking structure and all necessary infrastructure. The following are estimated durations of construction: »Phase 1 - Site preparation, grading, retaining walls, and underground utilities – 3 months »Phase 2 - Vertical construction of the Senior Village, including parking structure, and all infrastructure – 15 months »Phase 3 -Landscaping, signage, and fences – 3 months 8.2 Phasing Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 8 – IMPLEMENTATION PLAN California Grand Village Azusa Greens Specific Plan Page | 64 The improvements identified in this Specific Plan, including construction of the main structure, landscaping, parking, and emergency access will all be financed privately by the developer. The developer is also responsible for all maintenance costs of on-site private facilities and infrastructure. Infrastructure located in the public right-of-way shall be maintained by the City of Azusa at the City’s expense. 8.3 Finance Plan To ensure implementation of the Specific Plan guidelines, development plans shall be reviewed and approved by the City of Azusa through Design Review. The Applicant shall submit for approval by the City of Azusa Planning Commission and City Council detailed site plans, floor plans, and elevations. The site plan shall show the building location, including setbacks, internal private drives, alleys, fire hydrants, and street lights, as well as the architectural style and color palette of each building. Floor plans shall include complete drawings of all floors for each building. Elevations shall detail all four sides for each building. Color elevations shall be provided. Approval of the Design Review, as specified in Azusa Municipal Code Section 88.51.032, shall include the following findings: »Provides architectural design, building massing and scale appropriate to and compatible with the site surroundings and the community; »Provides attractive and desirable site layout and design, including, but not limited to, building arrangement, exterior appearance and setbacks, drainage, fences and walls, grading, landscaping, lighting, signs, etc.; »Provides efficient and safe public access, circulation, and parking; »Provides appropriate open space and landscaping, including the use of water efficient landscaping; »Is consistent with the City of Azusa General Plan, any applicable specific plan, development agreement, and/or any previously approved planning permit; and »Complies with all applicable requirements of the City of Azusa Development Code, and any other adopted City design standards, guidelines, and policies. 8.4 Delivery Plan 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 65California Grand Village Azusa Greens Specific Plan Pursuant to local and State CEQA guidelines, the City of Azusa determined that this project may have significant environmental impacts, and therefore an Environmental Impact Report (EIR) was warranted. An EIR was prepared and recommendations for mitigation measures were included to lessen potentially significant impacts. The EIR addressed potential environmental impacts associated with the Specific Plan. Future development that is consistent with the Specific Plan will require either no further environmental documentation or, in special cases, focused environmental analysis and action as determined in Section 15162 of the CEQA Guidelines. The City issued a Notice of Preparation for 30-day review on June 27, 2018 and held a scoping meeting on July 11, 2018. The Draft EIR was issued for 45-day public review on XXXX. The Planning Commission held a public hearing on [insert date], with a vote of XXXX to recommend certification of the EIR and approval of the Specific Plan. The City Council held a public hearing on [insert date] and voted XXXXX to certify the EIR and approve the Specific Plan. 9.1 CEQA ComplianceSection9ADMINISTRATION PLAN The provisions of the Specific Plan shall generally be enforced in a manner identical to the City procedure to enforce the provisions of the development and subdivision codes. At a minimum, the City shall monitor compliance with the Specific Plan and mitigation measure at these stages: »During review and approval of subsequent development permits and use permits. »During the review of working drawings, and prior to the issuance of grading or building permits. »Prior to the issuance of a Certificate of Occupancy for any building within the Specific Plan area. »Prior to the recording of any parcel map or final map within the Specific Plan boundaries. »Upon receipt of any written complaint alleging and providing evidence that all applicable zoning and/or Specific Plan requirements or subsequent project approval conditions have been violated. Such written complaints shall be kept anonymous unless disclosure of the complainant is required for court action against the violating party. 9.2 Enforcement of the Specific Plan In accordance with the California Government Code Section 65450 (et. Seq.), specific plans shall be prepared, adopted, and amended in the same manner as general plans, except that specific plans may be adopted by resolution or by ordinance. This Specific Plan may 9.3 Minor Modifications and Specific Plan Amendments 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 9 – ADMINISTRATION PLAN California Grand Village Azusa Greens Specific Plan Page | 66 be amended, as necessary, in the same manner that it was adopted, as set forth in the Azusa Municipal Code. Modifications to this Specific Plan may be appropriate and necessary over time in response to changing conditions. Any proposed change must be submitted to the City for review and approval by the Community Development Director, and if he or she determines, may be referred to the Planning Commission and/or City Council as appropriate. Two types of modifications are permitted in accordance with the provisions outlined in this section: a Minor Modification and a Specific Plan Amendment. Certain modifications to the Specific Plan text and graphics are exempt from the formal amendment process; however, they are subject to review and approval by the Community Development Director. These modifications include minor changes that may occur during the implementation of the Specific Plan and do not materially affect the overall purpose and intent of the Specific Plan as specifically defined below: 1. Minor changes to the Specific Plan text and/or maps that are not extensive enough to be considered a substantial or fundamental change in land use relative to the original approval, as determined by the Community Development Director. 2. Minor changes to the Specific Plan that would not have a substantial adverse impact on surrounding properties, as determined by the Community Development Director. 3. Minor changes to the Specific Plan that would not alter any findings contained in the environmental document prepared for the approval, as determined by the Community Development Director. 4. Minor changes to the Specific Plan that would not affect the total maximum number of residences as approved in the Specific Plan. 5. Minor changes to the Specific Plan that would not affect the ability to meet infrastructure and service provisions contained in the Specific Plan. 6. Minor changes to the Specific Plan that would not significantly affect the overall design and visual quality of the Senior Village. 7. Minor changes to the Design Guidelines criteria and development standards when minor changes to the design and size of a residence type may allow for a more desirable design, provided the changes are in keeping with the overall character of the Senior Village. 8. Compliance with environmental mitigation measures or other Agency requirements, such as the Los Angeles County Fire Department, that would not significantly affect the overall design or intent of the Specific Plan. 9. Examples: The following are examples of minor modifications, as determined by the Community Development Director, that do not require a Specific Plan Amendment and are subject to review 9.3.1 Minor Modifications 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 9 – ADMINISTRATION PLAN California Grand Village Azusa Greens Specific Plan Page | 67 and approval by the Community Development Director: a. Minor changes to the floor plans or site plan consistent with the design guidelines and development standards. b. Minor Landscape design modifications consistent with the design guidelines contained in this Specific Plan. c. Final facility sizing and precise location of water, sewer, and storm drainage improvements when directed by the City Engineer, or response to City or Agency comments. d. Minor revisions to the “Phasing Plan.” e. Minor revisions to the fencing and wall plan, including location, height, or materials. f. Specific modification of a similar nature to those listed above, that are deemed minor by the Community Development Director, that are keeping with the intent of the Specific Plan and in conformance with the General Plan. 10. Minor modification applications must include findings that demonstrate consistency with the Specific Plan goals and objectives. An application shall be filed pursuant to the provisions set within the Azusa Zoning Code for any proposed modification as described above. Any application fees shall accompany the application as established by the Azusa Municipal Code. Upon acceptance of an application and upon receipt of fees, the Community Development Director shall determine if the application is complete. Subsequently, the Community Development Director shall act to approve, conditionally approve, or deny the application; however, the Director shall have the discretion to refer any such request for modification to the City of Azusa Planning Commission for a public hearing. Within ten (10) working days of rendering a decision, the Director shall notify the applicant, in writing, of the decision. The notice of decision shall recite, among other things, the facts and reasons that make the granting or denial of the application necessary to carry out the provisions and general purpose of the Specific Plan. The decision of the Director is considered final on the date that the report is issued. The decision shall become effective after the appeal period. An appeal may be filed in accordance with the procedure specified in Section 88.56 of the Azusa Zoning Code. The appeal period is 20 calendar days. Any application fees shall accompany the appeal as established by the Azusa Municipal Code A Minor Modification that is valid and in effect and granted pursuant to the provisions specified herein shall run with the land and shall continue to be valid upon change of ownership of the land or any lawfully existing building or structure on the land. 9.3.1.1 Applications for Minor Modifications 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 SECTION 9 – ADMINISTRATION PLAN California Grand Village Azusa Greens Specific Plan Page | 68 All proposed changes to the Specific Plan not defined as a Minor Change as outlined within Section 9.3.1 Minor Modification shall be considered an Amendment. All Amendments shall be processed and acted upon by the City of Azusa Planning Commission and City Council pursuant to the provisions set forth in California Government Code Section 65453. Any proposed change shall be first submitted for review and approval by the Community Development Director. In acting to approve an Amendment to the Specific Plan the City of Azusa City Council shall be required to make the following findings: »The amendment meets the goals and objectives of the California Grand Village Azusa Greens Specific Plan; »The amendment is consistent with the City of Azusa General Plan; and »Any environmental impact associated with the amendment is adequately addressed. The California Grand Village Azusa Greens Specific Plan must be amended in the same manner as originally approved for any amendment not considered minor 9.3.2 Specific Plan Amendment The Applicant or any other aggrieved person may appeal, in writing, setting forth his/her reason for such appeal. The decision of the Community Development Director may be appealed to the Planning Commission and the decision of the Planning Commission may be appealed to the City Council. Such appeal and the fee, therefore, shall be filed with the City Clerk within ten days after the decision in question. The City Clerk, after the filing of such appeal, shall set a date for a public hearing; giving notice and the conduct of the hearing shall be consistent with the provisions of the Azusa Municipal Code. The appealing party shall set forth the basis for any such appeal and any evidence or argument in support of the appeal. Thereafter, any person or applicant in response to the appeal may set forth any evidence or argument to rebut the appeal. The decision appealed shall be affirmed unless reversed by a vote of not less than a majority of the voting members of the Planning Commission or City Council, whichever is acting as the appellate body. 9.3.1.2 Appeal Procedure 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Appendix A GENERAL PLAN CONSISTENCY 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 1 Land Use Goal 1 Provide for a complete and integrated mix of residential, commercial, industrial, recreation, public and open space meeting the needs of existing and future residents and businesses. Policy 1.2 Establish land use designations and appropriate density standards and development standards to: • ensure a balance of land uses; and • enhance the City’s long-term economic and fiscal well-being, including housing units of all types and prices; retail and commercial uses; employment generating industrial businesses; recreational facilities; governmental services; utilities and infrastructure; institutional and religious; and open space as defined in Land Use Diagram Classification, Table CD-2, and shown on the Regulating Plan, Figure CD-3 and Land Use Diagram, Figure CD-4. (LU1, LU2, and LU24) The City of Azusa General Plan encourages the development of Senior Housing. Specifically, Housing Element Policy 3.7 states; “Support the provision of high-quality rental housing for large families, students and senior households.” Housing Element Policy 3.8 further states, “Provide incentives to facilitate the development of senior housing options.” While goals and policies encourage the development of senior housing, finding suitable locations can be a challenge, especially for full-service facilities. Residential zoned properties tend to be economically infeasible for senior housing. Development in a residential zone that allows multi-family uses can generate greater returns from for-sale condominiums/ townhomes or market-rate apartment projects. This is evidenced by the proliferation of both types of developments throughout Los Angeles and Orange Counties. However, the high operational costs associated with full-service senior housing, coupled with a market cap on what seniors can pay for housing, eliminates most multi-family sites from economic consideration for senior housing. The result is a combination of a lack of new senior housing and senior housing being located in non-residential zones. Unlike market rate housing, senior housing is uniquely qualified for location in non-residential zones. First, the structures, like hotels or office buildings, can be constructed with sufficient insulation to withstand noisier environments, such as adjacent to freeways or very busy arterial roadways. Second, senior housing complexes tend to live inward, toward interior spaces sheltered from surrounding land uses. This design provides security and privacy for residents, while also further insulating residents from surrounding land uses. Third, most senior communities are “for rent” as opposed to “for sale” therefore residents generally don’t try to protect their real estate asset like they would if they owned the property. Lastly, the unfortunate reality is the length of stay at senior communities is less than a typical homeowner in a residential neighborhood. The California Grand Village Azusa Greens Specific Plan includes a change in land use, specifically the inclusion of a Senior Village in an area surrounded by a mix of residential and non-residential land uses. That change has a potential effect on existing surrounding land uses. One objective of the California Grand Village Azusa Greens Specific Plan is to, integrate well with surrounding land uses, with controls established to allow existing and future land uses to operate consistent with their approvals and under City rules and regulations without fear of objection from future tenants. The following design elements have been incorporated to achieve that objective. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 2 • The majority of the Independent Living residences are located in the northern portion of the property, across from existing residential. Only 12 Independent Living residences are located on the south perimeter of the property. The remaining residences along the south perimeter are Assisted Living and Memory Support, which have shorter stays and a more controlled environment for patients. • Common outdoor space is oriented inward rather than out to the adjacent streets. This design provides a physical buffer from surrounding land uses. The outdoor pool, spa, and deck are located in the northern portion of the property surrounded by residences. The outdoor dining and activity area are located on the east side of the property. The outdoor garden space for the Assisted Living and Memory Care is also surrounded by residences to provide buffer from adjacent land uses. • The eastern property boundary is designed with a block wall up to 15 feet tall and heavy landscaping to provide screening and to create a lush landscaped amenity. • Windows will be a minimum dual glazed to ensure maximize noise dampening and walls will be fully insulated to ensure quiet interiors. The property will be designed to provide quieter interiors in far noisier environments than this location, such as near a freeway. • All residences and suites are fully climate controlled to eliminate concerns about odor or pollution from surrounding light industrial uses and roadways. The location of outdoor spaces in protected courtyards and other protected areas of the property further minimizes concerns about the effects of odor or pollution on outdoor activity areas. • The residents of California Grand Village Azusa Greens will rent their residences. This is not a “for-sale” property. As such, if a tenant finds the environs not suitable to their liking, they can move to an alternate location. • California Grand Village Azusa Greens are staffed with on-site management 24-hours a day, seven days a week by a professional management company similar to how a luxury resort is operated. Through the lease process, tenants will be directed to present complaints to on-site management, who have the training and experience to deal with all kinds of situations. The on-site managers will be given the tools they need to resolve the complaint. For example, a complaint about noise can be resolved by moving the tenant to a different suite or allowing the tenant to break their lease. A Fiscal Impact Analysis (FIA) has been prepared to determine the economic effect of the project on the City. The FIA calculates the projected revenues the City would receive from sources such as property tax – secured, property tax in-lieu of vehicle license fees, utility user tax, franchise fees, and indirect sales tax capture would exceed the costs placed on the City, such as City administration, police, and fire by approximately $210,000 annually. While the proposed project provides a fiscal benefit to the City, the proposal provides an even larger benefit to the region in terms of overall economic benefit. When considering construction labor, construction materials, furnishings, and operation of the facility, the overall economic benefit to the region is slightly over $90 million. Lastly, the Senior Village would provide approximately 90 full-time equivalent jobs to the City. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 3 Land Use Goal 2 Azusa is a renewed community of beautiful homes and stable neighborhoods providing a safe environment, green space, and a broad community life. The Specific Plan has an elevated level of architectural guidelines to ensure authentic architecture compatible with the styles often seen in Azusa. The architecture is designed to blend with other architectural styles in Azusa Policy 2.1 Establish Azusa as a “community of neighborhoods”. Using a scale of a five-minute walk, each interconnected neighborhood will develop its own unique character, but all neighborhoods will share common elements: • a “neighborhood center” that provides a place for neighbors to gather. The center can be located in the middle of the neighborhood or at its edge. The center might include a school, a park, a neighborhood store, or perhaps, all three; • high-quality new and renovated homes available to a broad range of buyers; • single family homes will be the predominate type of housing within the neighborhood, but a mix of other housing types will be permitted if they currently exist or if they are compatible in scale and character as the surrounding neighborhood. (LU1, LU3, LU6 and LU9) The Senior Village is a unique land use in that it creates a “neighborhood” for its senior residents. The Senior Village includes high quality housing in a variety of sizes, walking trails and outdoor spaces; recreation facilities such as pool, exercise room, movie theater, and game rooms; services such as transportation, concierge, dining, bistro, salon, and spa; and gathering areas, such as the gardens and roof top patio, all of which are elements of a more traditional neighborhood, which happen to be contained in one senior village. Yet, the Senior Village also provides transportation services to facilitate visits from its residents to local shopping, dining, church, library, medical, etc. Policy 2.3 Establish neighborhood associations and organizations to create neighborhood improvement strategies and foster neighborhood social and safety events. (LU15) The Senior Village would be managed by a full-time on-site management company, which includes on- site security. Management is also responsible for organizing, promoting, and implementing on-site social activities. Furthermore, management includes a concierge to organize events off-campus or transportation around town. Policy 2.5 Enhance neighborhoods by adding traditional elements such as pedestrian oriented, street lighting, street trees, landscaped parkways, traffic calming measures, and neighborhood centers. (LU1, LU3, LU13, LU14, LU16, and LU18) The Senior Village provides new sidewalks along Sierra Madre Avenue and Todd Avenue to facilitate pedestrian circulation. The sidewalk along Todd Avenue is separated from a parallel golf cart path by landscaping and a four-foot-high mesh fence with landscaping. Several of the architectural design guidelines include providing human-scale architecture, which is accomplished through a variety of materials, building articulation, and landscaping at the ground level. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 4 Policy 2.9 Require both single family residential and multifamily units and sites be designed to convey a high level of quality and character, and reflect and complement surrounding neighborhood character. This includes, but not limited to: Single Family and Multifamily • using “living space forward” design concepts; • modulation and building elevation articulation and masses (avoiding undifferentiated “boxlike structures”); • incorporating well-defined roof lines; • using extensive site landscape to complement the architectural design of • the structure; and • minimizing the amount and width of paving in front and side yards for driveway and garage access. Multifamily • conveying the visual character of individual units rather than a singular building mass and volume for multifamily structures; • including separate, well-defined entries for each residential unit; • locate the first occupiable floor at or near the predominate grade elevation, ensure subterranean parking facilities are not visible from the street frontage; and • siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structure. (LU1, LU2, LU6 and LU9) While not designed as a traditional multifamily structure, the Senior Village incorporates many of the design elements specified in this Policy. Design guidelines encourage the use of materials and articulation to convey the individual character of units rather than a mass of a building. While separate entries to each residential suite would not occur from outside, the Senior Village is designed with a grand entry that provides an inviting entry that displays the quality, character, and safety of the community. The parking structure is located to the interior, wrapped by residences, which conceals the parking structure from surrounding streets and provides safe access. Policy 2.11 Require the design of new residential developments to include the following: • greenbelts, sidewalks, landscaped parkways, parks, recreation amenities, and other community amenities; • minimizing the width of streets to encourage pedestrian activity and to slow traffic, as appropriate; • potentially, include well designed and lighted alleys to minimize the dominance of garages along street frontage; • siting of development to avoid disturbances of sensitive areas and maintain important environmental resources, including topographical formations and habitat; and • accommodate the development of recreational, community meeting, educational, and day care facilities in all residential areas, provided that they are compatible with the intended residential function and character of the neighborhood, and subject to City review and approval. (LU1, LU2, LU6, LU8, LU9, and UF4) The Senior Village functions as a self-contained residential neighborhood. As such, the Senior Village includes the elements suggested in this policy as follows: 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 5 • Greenbelts are provided along the east side of the Senior Village with a dog park, meditation garden, and walking path. • Sidewalks are provided along Todd Avenue and Tenth Street, separated and protected from the golf cart path where necessary to promote safe pedestrian travel. • A street tree program along Todd Avenue and Sierra Madre Avenue is being provided. • Recreation and community amenities include as meals in a gourmet restaurant, deli, housekeeping, concierge, security, high-tech movie theater, computer café, art studio, salon, pool and spa, gym/ fitness rooms, transportation, and numerous programmed activities and outings. The Senior Village is designed to provide a healthy lifestyle by encouraging its residents to use common open space instead of remaining in private residences. In total, the open space for Independent Living represents an average of 272 square feet per residence. The average open space for Assisted Living/Memory Care, is 247 square feet per residence. Policy 2.12 Allow for the development of housing types intended to meet the special needs of senior citizens, the physically challenged, and low and moderate income households provided that the units are designed to be compatible with adjacent residential structures. (LU1, LU2, and LU3) The California Grand Village Azusa Greens Specific Plan provides senior housing consistent with this Policy. The Senior Village, restricted to those age 62 and older, provides a full-service housing experience, with safe and spacious residences and amenities such as meals in a gourmet restaurant, deli, housekeeping, concierge, security, high-tech movie theater, computer café, art studio, salon, pool and spa, gym/fitness rooms, transportation, and numerous programmed activities and outings. The Senior Village also provides additional care for those seniors who need more assistance in Assisted Living and Memory Care. The Senior Village is not located adjacent residential structures, however it is compatible with adjacent land uses, consistent with this Policy. Residential zoned properties tend to be economically infeasible for senior housing. Development in a residential zone that allows multi-family uses can generate greater returns from for-sale condominiums/townhomes or market-rate apartment projects. This is evidenced by the proliferation of both types of developments throughout Los Angeles and Orange Counties. However, the high operational costs associated with full-service senior housing, coupled with a market cap on what seniors can pay for housing, eliminates most multi-family sites from economic consideration for senior housing. The result is a combination of a lack of new senior housing and senior housing being located in non-residential zones. Unlike market rate housing, senior housing is uniquely qualified for location in non-residential zones. First, the structures, like hotels or office buildings, can be constructed with sufficient insulation to withstand noisier environments, such as adjacent to freeways or very busy arterial roadways. Second, senior housing complexes tend to live inward, toward interior spaces sheltered from surrounding land uses. This design provides security and privacy for residents, while also further insulating residents from surrounding land uses. Third, most senior communities are “for rent” as opposed to “for sale” therefore residents generally don’t try to protect their real estate asset like they would if they owned the property. Lastly, the unfortunate reality is the length of stay at senior communities is less than a typical homeowner in a residential neighborhood. The California Grand Village Azusa Greens Specific Plan includes a change in land use, specifically the inclusion of a Senior Village in an area surrounded by a mix of residential and non-residential land uses. That 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 6 change has a potential effect on existing surrounding land uses. One objective of the California Grand Village Azusa Greens Specific Plan is to, integrate well with surrounding land uses, with controls established to allow existing and future land uses to operate consistent with their approvals and under City rules and regulations without fear of objection from future tenants. The following design elements have been incorporated to achieve that objective. • The majority of the Independent Living residences are located in the northern portion of the property, across from existing residential. Only 12 Independent Living residences are located on the south perimeter of the property. The remaining residences along the south perimeter are Assisted Living and Memory Care, which have shorter stays and a more controlled environment for patients. • Common outdoor space is oriented inward rather than out to the adjacent streets. This design provides a physical buffer from surrounding land uses. The outdoor pool, spa, and deck are located in the northern portion of the property surrounded by residences. The outdoor dining and activity area are located on the east side of the property. The outdoor garden space for the Assisted Living and Memory Care is also surrounded by residences to provide buffer from adjacent land uses. • The eastern property boundary is designed with a block wall up to 15 feet tall and heavy landscaping to provide screening and to create a lush landscaped amenity. • Windows will be a minimum dual glazed to ensure maximize noise dampening and walls will be fully insulated to ensure quiet interiors. The property will be designed to provide quieter interiors in far noisier environments than this location, such as near a freeway. • All residences and suites are fully climate controlled to eliminate concerns about odor or pollution from surrounding light industrial uses and roadways. The location of outdoor spaces in protected courtyards and other protected areas of the property further minimizes concerns about the effects of odor or pollution on outdoor activity areas. • The residents of California Grand Village Azusa Greens will rent their residences. This is not a “for sale” property. As such, if a tenant finds the environs not suitable to their liking, they can move to an alternate location. • California Grand Village Azusa Greens are staffed with on-site management 24-hours a day, seven days a week by a professional management company similar to how a luxury resort is operated. Through the lease process, tenants will be directed to present complaints to on-site management, who have the training and experience to deal with all kinds of situations. The on-site managers will be given the tools they need to resolve the complaint. For example, a complaint about noise can be resolved by moving the tenant to a different suite or allowing the tenant to break their lease. In addition to the physical design elements, the landowner has committed to record a covenant against the portion of the Specific Plan area that includes the Senior Village that achieves the following: • Discloses to each prospective tenant that the Senior Village is located in close proximity to light industrial business uses that include manufacturing and shipping activities as well as public events. It is possible that the operations of the surrounding businesses may generate noise, light pollution, odors and/or traffic which some people may find unpleasant or objectionable. • Prevents tenants from complaining, objecting, testifying or otherwise opposing the operation or expansion of the surrounding businesses before the City of Azusa staff, Planning Commission, and/or City 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 7 Council. The covenant also requires each tenant to legally waive their right to challenge the operations of the surrounding businesses. Recordation of the “Grant of Restrictive Covenant” provides certainty that existing and future businesses can continue to operate or expand as permitted by the Azusa Municipal Code without objection from tenants of the Senior Village. Land Use Goal 3 Azusa’s corridors will be transformed into well-planned transit corridors, providing some retail and commercial opportunities in mixed-use settings, providing opportunities for new homes, and connecting all our neighborhoods and districts. Policy 3.2 Multifamily and mixed-use units and sites are designed to convey a high level of quality and character, and reflect and complement surrounding neighborhood character. This includes, but is not limited to: • using “living space forward” design concepts; • modulation and building elevation articulation and masses (avoiding undifferentiated “boxlike structures”); • incorporating well-defined roof lines; • using extensive site landscape to complement the architectural design of the structure; • conveying the visual character of individual units rather than a singular building mass and volume for multifamily structures; • including separate, well-defined entries for each residential unit; • locating the first occupiable floor at or near the predominate grade elevation, ensure subterranean parking facilities are not visible from the street frontage; and • siting and design of parking areas and facilities to be integrated with and not dominate the architectural character of the structure. (LU1, LU2, LU3, LU4, LU6, and LU9) All of the design elements listed in this Policy are included in the California Grand Village Azusa Greens Specific Plan Design Guidelines. Please see Sections 4.0 and 5.0 in the Specific Plan. The architecture is patterned after the Spanish Colonial Revival style, also commonly known as the Santa Barbara architectural style. The architectural intent is to create a Senior Village that feels like separate residences, but happens to be structurally attached, thus providing the residents with community living while maintaining independence. Outdoor uses, such as individual patios and balconies, or common area patios and gardens provide building separation, soften massing, increase articulation to the structure, and reduce the scale of the structure to the human level. Likewise, the Conceptual Landscape Plan (Figure 22) is designed to complement the existing landscaping by incorporating a variety of trees to create a strong street tree program to provide shade and visual interest and minimize water and demand. Policy 3.3 Require new developments to provide for on-street landscaping, landscaped parkways, and other streetscape as specified in the Urban Form Element and Development Code. (LU1 and LU6) The Senior Village includes new sidewalks along Todd Avenue and Sierra Madre Avenue. The sidewalk design includes new street trees planted every 30 feet on center. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 8 Land Use Goal 4 Azusa will have a thriving and well balanced business sector located within three pedestrian oriented districts that provide dining, retail, office, and entertainment experiences, and one industrial/technology district that provides “Tech-Driven” manufacturing, warehousing and other industrial uses along with supporting commercial uses. Policy 4.2 Encourage the revitalization of the four districts each with its special or unique focus, identity, and mix of uses: • West End Industrial District will be the main job center and economic base of Azusa providing specialized, technological, and manufacturing employment opportunities and supporting retail and commercial uses. (LU1, LU4, LU6, and LU14) The proposed Senior Village is consistent with this Policy given the project’s job creation and economic contribution to Azusa. The Senior Village will create 90 full-time equivalent jobs, which is a larger labor force than most equally sized industrial uses. Furthermore, the Senior Village job creation spans a wide range of required skills, from custodial and food service, to professional management and administrative, to highly trained nursing and therapy (physical and occupational). The Senior Village will contribute to the City’s economic base by generating a net positive fiscal benefit to the City of approximately $210,000 annually, according to the Fiscal Impact Analysis (FIA). The FIA calculates the projected revenues the City would receive from sources such as property tax – secured, property tax in-lieu of vehicle license fees, utility user tax, franchise fees, and indirect sales tax capture would exceed the costs placed on the City, such as City administration, police, and fire by approximately $210,000 annually. While the proposed project provides a fiscal benefit to the City, the proposal provides an even larger benefit to the region in terms of overall economic benefit. When considering construction labor, construction materials, furnishings, and operation of the facility, the overall economic benefit to the region is slightly over $90 million. Policy 4.8 Accommodate industrial, manufacturing and supporting commercial use within the West End Industrial District and in accordance with Table CD-2. (LU1) This policy is directed at City action to permit industrial, manufacturing, and commercial uses within the West End Industrial District, which the City’s Regulating Plan has done. The proposed Senior Village would not take land currently zoned for industrial, manufacturing, or commercial uses out of production. The project site is currently zoned Recreation, which does not permit any of the uses encouraged by this policy. Policy 4.9 Require buildings within the West End Industrial District to be uniquely identifiable, distinguished in their architecture and site planning, and compatible with adjacent uses and districts. (LU1, LU3, LU6, LU9, and LU10) Compared to the architecture of surrounding buildings, the Senior Village will be uniquely identifiable with its Santa Barbara inspired architectural theme, contrasting wood elements, and balconies that provide building articulation and architectural interest. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 9 The Senior Village is also compatible with adjacent land uses, consistent with this Policy. Senior housing is uniquely qualified for location in non-residential zones. First, the structures, like hotels or office buildings, can be constructed with sufficient insulation to withstand noisier environments, such as adjacent to freeways or very busy arterial roadways. Second, the Senior Village lives inward, toward interior spaces sheltered from surrounding land uses. This design provides security and privacy for residents, while also further insulating residents from surrounding land uses. Third, the Senior Village residences are for rent as opposed to for sale, which allows residents and management more flexibility if a tenant has concerns about surrounding land uses. One objective of the California Grand Village Azusa Greens Specific Plan is to, integrate well with surrounding land uses, with controls established to allow existing and future land uses to operate consistent with their approvals and under City rules and regulations without fear of objection from future tenants. The following design elements have been incorporated to achieve that objective. • The majority of the Independent Living residences are located in the northern portion of the property, across from existing residential. Only 12 Independent Living residences are located on the south perimeter of the property. The remaining residences along the south perimeter are Assisted Living and Memory Care, which have shorter stays and a more controlled environment for patients. • Common outdoor space is oriented inward rather than out to the adjacent streets. This design provides a physical buffer from surrounding land uses. The outdoor pool, spa, and deck are located in the northern portion of the property surrounded by residences. The outdoor dining and activity area are located on the east side of the property. The outdoor garden space for the Assisted Living and Memory Care is also surrounded by residences to provide buffer from adjacent land uses. • The eastern property boundary is designed with a block wall up to 15 feet tall and heavy landscaping to provide screening and to create a lush landscaped amenity. • Windows will be a minimum dual glazed to ensure maximize noise dampening and walls will be fully insulated to ensure quiet interiors. The property will be designed to provide quieter interiors in far noisier environments than this location, such as near a freeway. • All residences and suites are fully climate controlled to eliminate concerns about odor or pollution from surrounding light industrial uses and roadways. The location of outdoor spaces in protected courtyards and other protected areas of the property further minimizes concerns about the effects of odor or pollution on outdoor activity areas. • The residents of California Grand Village Azusa Greens will rent their residences. This is not a “for sale” property. As such, if a tenant finds the environs not suitable to their liking, they can move to an alternate location. • California Grand Village Azusa Greens are staffed with on-site management 24-hours a day, seven days a week by a professional management company similar to how a luxury resort is operated. Through the lease process, tenants will be directed to present complaints to on-site management, who have the training and experience to deal with all kinds of situations. The on-site managers will be given the tools they need to resolve the complaint. For example, a complaint about noise can be resolved by moving the tenant to a different suite or allowing the tenant to break their lease. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 10 In addition to the physical design elements, the landowner has committed to record a covenant against the portion of the Specific Plan area that includes the Senior Village that achieves the following: • Discloses to each prospective tenant that the Senior Village is located in close proximity to light industrial business uses that include manufacturing and shipping activities as well as public events. It is possible that the operations of the surrounding businesses may generate noise, light pollution, odors and/or traffic which some people may find unpleasant or objectionable. • Prevents tenants from complaining, objecting, testifying or otherwise opposing the operation or expansion of the surrounding businesses before the City of Azusa staff, Planning Commission, and/or City Council. The covenant also requires each tenant to legally waive their right to challenge the operations of the surrounding businesses. Recordation of the “Grant of Restrictive Covenant” provides certainty that existing and future businesses can continue to operate or expand as permitted by the Azusa Municipal Code without objection from tenants of the Senior Village. Policy 4.10 In the West End Industrial District, establish and require new developments to provide pedestrian and landscape linkages to other areas and businesses within the district and to the Foothill Boulevard corridor, as appropriate. (LU1, LU4, and LU6) The Senior Village would substantially improve pedestrian linkages in the area. New sidewalk would be constructed along the south side of Sierra Madre Avenue from Todd Avenue to the east property line. New sidewalk would be constructed along the east side of Todd Avenue from Sierra Madre Avenue to the southern property line. As part of a related, yet separate action, the sidewalk would be extended south along Todd Avenue to 10th Street and east on 10th Street along the entire golf course frontage. The sidewalk along Todd Avenue within the Senior Village would be separated from a two-way golf cart path that allows golf carts to connect between holes 2 and 7 on the north side of Sierra Madre with holes 3 through 6 on the south side of Sierra Madre Avenue. An existing crosswalk at the intersection of Todd Avenue and Sierra Madre allows pedestrians and golf carts to traverse north/south across Sierra Madre Avenue. The Senior Village will improve that crosswalk by adding flashing red signal warning and pedestrian safety crossing lighting. Improving the crossing of Sierra Madre Avenue facilitates access to the San Gabriel River Trail by residents of the Senior Village. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 11 Land Use Goal 8 Preserve and provide open space for City’s residents that provide visual amenity, recreational opportunities, protect environmental resources, and protect the population from natural hazards. Policy 8.9 Require developers of any use whose scale may significantly impact existing open space resources to allocate sufficient lands as permanent open space for recreation, visual amenity, and/or environmental resources protection (by dedication, easement, or other City approved technique.) (LU5, LU6, and LU7) The Senior Village will impact 4.48 acres of land designated Open Space on the City’s General Plan. While this area cannot by used by the general public without paying fees to the Azusa Greens Country Club and the area does not provide any environmental resources generally associated with open space, the property is designated open space on the City’s General Plan. The policy refers to significant impacts to open space, however “significant” isn’t defined in the General Plan. Per Table 2-1 of the City’s General Plan, the City has 2,045 acres of open space. The loss of 4.48 acres is approximately 0.22%, which is less than ¼ of 1 percent. The Applicant is working with City staff to determine the significance of this loss and on a program to offset the loss of open space. Land Use Goal 9 Ensure that land use development is adequately served by supporting infrastructure and public services. California Grand Village Azusa Greens Specific Plan Section 7.0 describes how the proposal is adequately served by all necessary infrastructure and public services. For example, adequate water supply is available in Sierra Madre Avenue and Todd Avenue. Electrical will provided from newly undergrounded facilities along Todd Avenue. Sewer facilities include an extension from existing facilities in Todd Avenue. Policy 9.2 Require that type, amount, and location of development be correlated with the provision of adequate supporting infrastructure. (LU1, LU11, and LU12) Section 7.0 in the California Grand Village Azusa Greens Specific Plan identifies existing and proposed infrastructure, which is adequate to support the proposed project. Furthermore, the California Grand Village Azusa Greens Specific Plan EIR includes an analysis of the infrastructure and its ability to accommodate proposed future development. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 12 Land Use Goal 10 Ensure that land use compatibility among various types of land uses. Policy 10.3 Require that the elevation of all parking structures facing residential parcels be lined with residential or commercial uses, enclosed, or controlled to prevent adverse noise and air emissions impacts on residences. Incorporate architectural design elements, such as surface treatments, off-set planes, and structural articulation and landscape, to provide visual interest and to be compatible with adjacent residences. (LU1 and LU6) The parking structure is located to the interior of the Senior Village, wrapped by residences, which completely conceal the parking structure from surrounding residential uses and adjoining streets. Policy 10.4 Require rooftop parking adjacent to residential areas be enclosed by a wall or other appropriate element within an adequate distance to prevent adverse visual and noise impacts. (LU1 and LU6) The parking structure for the Senior Village is entirely wrapped by residential units and architecture, therefore, no rooftop parking would be visible from surrounding properties or right-of-way. Land Use Goal 11 Ensure the proper maintenance of buildings and properties. Policy 11.1 Require all structures to be constructed in accordance with City building and other pertinent codes and regulations, including all new, adaptively re-used, and renovated buildings; allowing appropriate exceptions for historically- significant buildings. (LU3) The City of Azusa building plan check and permitting process ensures design compliant with current codes. Policy 11.3 Require all developments including renovations and adaptive reuse of existing structures (except historically significant buildings) be designed to provide adequate space for access, parking, supporting functions, open space, and other pertinent elements. (LU1 and LU3) The Senior Village is designed with all of the elements encouraged by the policy and more, and those elements are documented in the California Grand Village Azusa Greens Specific Plan to ensure implementation. For example, two access points are provided, one provides access to the parking structure and the other provides access for deliveries and emergency vehicles. Additionally, the cornerstone of the Senior Village is the vast array of services and amenities provided, including open space, recreation, neighborhood gathering areas, and services, such as concierge, transportation, salon, etc. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 13 Urban Form Goal 4 Improve the visual appeal of the City. Policy 4.4 Require signage to be designed considering the scale and materials of adjacent buildings, the desired character of the neighborhood, district, or corridor where the site is located, and pedestrian orientation. (UF9) The California Grand Village Azusa Greens Specific Plan includes specific sign criteria in Sections 4.6 and 5.4. The design of signage must be compatible with the style of the building; include natural materials; and include up-lighting. Policy 11.7 Require new development and existing development be maintained in a safe manner. (LU23) The Senior Village includes full-time on-site security for the safety of its residents. Furthermore, a Fire Master Plan for the Senior Village has been approved by the LA County Fire Department to ensure compliance with the latest Fire Code and its life safety provisions. The Applicant has also met with Azusa Police Department representatives and conditions of approval require preparation of a signage plan, lighting plan, and internal security plan, all of which will be prepared with the objective of improving resident safety. Urban Form Goal 5 Maintain the visual character and scale of existing neighborhoods. Policy 5.1 Encourage new residential projects to be built in a form and scale compatible with and appropriate to their surroundings. (UF4) One objective of the California Grand Village Azusa Greens Specific Plan is to, integrate well with surrounding land uses, with controls established to allow existing and future land uses to operate consistent with their approvals and under City rules and regulations without fear of objection from future tenants. The following design elements have been incorporated to achieve that objective and compatibility with surrounding uses. • The majority of the Independent Living residences are located in the northern portion of the property, closest to existing residential uses located north of Sierra Madre Avenue. Only 12 Independent Living residences are located solely on the south perimeter of the building footprint. The remaining residences along the south perimeter are Assisted Living and Memory Care, which have shorter stays and a more controlled environment for patients. • Common outdoor space is oriented inward rather than out to the adjacent streets. This design provides a physical buffer from surrounding land uses. The outdoor pool, spa, and deck are located in the northern portion of the property surrounded by residences. The outdoor dining and activity area are located on the east side of the property. The outdoor garden space for the Assisted Living and Memory Care is also surrounded by residences to provide buffer from adjacent land uses. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 14 • The eastern property boundary is designed with a block wall up to 15 feet tall and landscaped with vines to create a living wall. • Windows will be dual glazed to ensure maximize noise dampening and walls will be fully insulated to ensure quiet interiors. The property is designed to provide quiet interiors in far noisier environments than this location, such as near a freeway. • All residences and suites are fully climate controlled to eliminate concerns about odor or pollution from surrounding light industrial uses and roadways. The location of outdoor spaces in protected courtyards and other protected areas of the property further minimizes concerns about the effects of odor or pollution on outdoor activity areas. • The residents of California Grand Village Azusa Greens will rent their residences. This is not a “for-sale” property. As such, if a tenant finds the environs not suitable to their liking, they can move to an alternate location within the village, or to another southern California senior living project. • The California Grand Village Azusa Greens is staffed with on-site management 24-hours a day, seven days a week by a professional management company similar to how a luxury resort is operated. Through the lease process, tenants will be directed to present complaints to on-site management, who have the training and experience to deal with all kinds of situations. The on-site managers will be given the tools they need to resolve the complaint. For example, a complaint about noise can be resolved by moving the tenant to a different suite or allowing the tenant to break their lease. In addition to the physical design elements, the landowner has committed to record a covenant against the portion of the Specific Plan area that includes the Senior Village that achieves the following: • Discloses to each prospective tenant that the Senior Village is located in close proximity to light industrial business uses that include manufacturing and shipping activities as well as public events. It is possible that the operations of the surrounding businesses may generate noise, light pollution, odors and/or traffic which some people may find unpleasant or objectionable. • Prevents tenants from complaining, objecting, testifying before the City, or otherwise opposing the operation or expansion of the surrounding businesses. The covenant also requires each tenant to legally waive their right to challenge the operations of the surrounding businesses. Recordation of the “Grant of Restrictive Covenant” provides certainty that existing and future businesses can continue to operate or expand as permitted by the Azusa Municipal Code without objection from tenants of the Senior Village. Urban Form Goal 12 Transform existing commercial corridors into mixed-use corridors incorporating housing with commercial uses concentrated in nodes at major intersections. Policy 12.2 Where landscape occurs between the sidewalk and building or parking lot, it should define the specific character of each project. (UF5, UF10, and UF12) 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 15 Mobility Goal 1 Balance the roadway with the planned land uses in the City. Policy 1.2 Maintain Level of Service D on roadway segments and at signalized intersections throughout the City, except in the down- town area, the University District, and in the vicinity of freeway interchanges where Level of Service E shall be maintained in these areas. (M1) The Senior Village generates substantially less traffic than other equivalent land uses. A traffic study prepared by Linscott, Law, and Greenspan (LLG), which is included in the California Grand Village Azusa Greens Specific Plan EIR, determined that the Senior Village would not result in any significant impacts to the circulation network. Moreover, the traffic pattern for a Senior Village is different than a standard multi-family project in that the majority of the occupants are no longer working, hence the peak hour trips are minimal. Policy 1.3 Require the cost of improvements to the existing circulation system and new circulation system necessitated by new development to be borne by that development that gains benefit. (M3) The Senior Village will bear the expense of circulation improvements within the project boundaries, including new sidewalks along Todd Avenue and Sierra Madre Avenue; new golf cart path; enhanced pedestrian crossing of Sierra Madre Avenue; and re-striping Todd Avenue. The improvements along Todd Avenue include replacement of curb and gutter, paint or sign the Senior Village frontage for “no parking,” and re-stripe Todd Avenue to include a 12-foot wide center turn lane, 11-foot interior through lanes, and 14-foot curb lane. It should be noted that based on the Fiscal Impact Analysis prepared by DPFG (2016), the projected revenues the City would receive from sources such as property tax – secured, property tax in-lieu of vehicle license fees, utility user tax, franchise fees, and indirect sales tax capture would exceed the costs placed on the City, such as City administration, police, and fire by approximately $210,000 annually. The excess fiscal benefit would contribute to the project’s reliance on an established circulation system. The Senior Village includes landscaping between the sidewalk and buildings along both Sierra Madre Avenue and Todd Avenue. The landscaping is designed to both promote water conservation and compliment the Santa Barbara style architecture. The landscape palette includes a variety of species with different textures, colors and sizes. Additionally, natural elements, such as boulders, are incorporated into the landscape and signage designs to further compliment the building architecture. The landscape design and plant palette are incorporated into the California Grand Village Azusa Greens Specific Plan to ensure implementation of these features. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 16 Mobility Goal 4 Design/Redesign streets to encourage pedestrian and bicycles and to accommodate vehicles. Make City streets more pedestrian-friendly and bicycle-friendly. Policy 4.3 Provide sidewalks on all city streets, as appropriate (see Mobility Policy 3.1). (M8) The California Grand Village Azusa Greens Specific Plan includes new sidewalk along Sierra Madre Avenue extending from Todd Avenue to the eastern property boundary. The Specific Plan also includes a new sidewalk and golf cart path. This sidewalk could also accommodate bicycles, along the Todd Avenue frontage. As part of a separate but related project, the developer will also extend the sidewalk along Todd Avenue to 10th Street and along the north side of 10th Street for the entire golf course frontage, which provides a connection from the multi-family residential projects on 10th Street to the San Gabriel river open space trails. Mobility Goal 8 Encourage walking, biking, and the use of transit through a variety of land use development and urban design measures. Policy 8.1 Plan for an adequate amount, not an oversupply, of parking for autos, carpool vans, and bicycles for each land use. (M13) Since the Residential Care Facility for the Elderly (RCFE) land use is unique because it combines Independent Living with Memory Care and Assisted Living, parking does not fit into a land use category defined in the City of Azusa Municipal Code. Therefore, a parking study specific to the RCFE land use was prepared by LLG traffic engineers. A minimum of 1 parking space for each residence (Independent Living, Assisted Living, or Memory Care) shall be provided1, which provides a blended rate to accommodate resident, employee, and guest parking demand. The majority of the parking shall be provided in a parking structure. The multi-level parking structure shall be completely wrapped by residential suites and not visible to the public right-of-way, or surrounding properties. The parking study concluded that 253 parking spaces provides more than sufficient parking. 1. Parking requirements based on the Parking Study performed by Linscott, Law & Greenspan Engineers, August 9, 2018. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 17 Housing Goal 1 Assist in the provision of adequate housing to meet the needs of the community. Establish a balanced approach to meet housing needs that includes both owner and renter households. Policy 1.1 Provide a range of residential development types in Azusa, including low density single-family homes, moderate density townhomes, higher density apartments and condominiums, and residential/commercial mixed-use in order to address the City’s share of regional housing needs. (H1, H2, H3, H4, H5, and H6) The policy encourages a range of housing types in Azusa. While not specifically listed in this policy, the Senior Village is a type of housing encouraged by other policies in the Housing Element, which is under served within the City. Policy 1.6 Assist residential developers in identifying and preparing land suitable for residential development (H14 and H15) The City has many tools to assist residential developers as encouraged by this Policy. In the case of the Senior Village, the City’s assistance occurs through the recognition that 1) the Senior Village is compatible with surrounding land uses through implementation of design components incorporated into the Specific Plan and 2) alternate sites for a Residential Care Facility for the Elderly (RCFE), such as the Senior Village, are not readily available in Azusa, thus a General Plan Amendment and Zone Change on the project site are justified. Policy 1.7 Support the provision of high quality rental housing for large families, students, and senior citizen households. (H3, H4, and H5) The Senior Village provides new housing to Azusa to seniors over the age of 62. Housing Goal 3 Provide adequate sites for the development of new housing through appropriate land use and zoning designations to accommodate the City’s share of regional housing needs. Policy 3.4 Utilize the specific plan process as a tool to provide flexible and creative solutions to housing on larger pieces of property, such as the Azusa Pacific University and Monrovia Nursery sites. (H14) The Specific Plan area consists of 4.48 acres designated for RCFE, which permits the development of a Senior Village. Given the size of the Specific Plan area and the uniqueness of the RCFE land use, a specific plan was prepared. The California Grand Village Azusa Greens Specific Plan incorporates flexible and creative solutions to provide senior housing to the City while protecting the on-going and future operations of the existing businesses in the area. Activities will be coordinated with Azusa Pacific University, which will be an attractive resource for transition into senior living for those currently living in Rosedale. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 18 Infrastructure Goal 1 Provide an electrical supply system that is able to meet the projected electrical demands; upgrade and expand supply, transmission, and distribution facilities; and pursue funding sources to reduce the cost of electric provision for the City. Policy 1.8 Ensure the costs of improvements to the existing electrical supply and distribution facilities necessitated by new development to be borne by the new development benefiting from the improvements, either through the payment of fees, or the actual cost of construction, or both in accordance with State Nexus legislation. (I2, I6, and I9) Any improvements to the electrical system associated with the Senior Village will be borne by the new development. Electricity and gas will be provided to the Specific Plan area by Azusa Light and Water and The Gas Company, respectively. Existing above ground electric facilities are located along Todd Avenue. The above ground facilities are located on the east (golf course) side of Todd Avenue to a point approximately equal to the southern extent of the Rain Bird building, at which point the above ground electrical lines cross Todd Avenue to the west side and continue north to Sierra Madre Avenue. The Senior Village does not interfere with the above ground electrical lines. Underground electric lines are also located within Sierra Madre Avenue. The Senior Village will connect to existing electrical facilities in either Todd Avenue or Sierra Madre Avenue, or both, with underground service. Communication lines, such as Verizon and Charter Communications follow the same alignment as the electrical lines. Similar connections would be made to the Senior Village for communication facilities. Natural gas is also available in both Todd Avenue and Sierra Madre Avenue and the Senior Village will make underground connections at either one or both locations. To provide electrical service to the Senior Village, an additional underground electrical circuit must be installed from the existing sub-station on North Angelino Avenue to the project site. Infrastructure Goal 2 Provide a water supply system that is able to meet the projected water demands; upgrade and expand supply, and distribution facilities; and pursue funding sources to reduce the cost of water provision for the City. Policy 2.4 Require that new development and retrofit existing developments to contain safeguards and measures preventing water supply degradation. (I2) The Senior Village includes a new looped water system with connections at Sierra Madre Avenue and Todd Avenue, designed to meet the City’s standards. Policy 2.5 Require all new development to connect to the sewer system. (I2) The Senior Village includes an extension of an existing sewer line in Todd Avenue to serve the new residences. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 19 Policy 2.6 Minimize water consumption through site design, use of efficient systems, and other techniques. (I1, I2, and I7) The Senior Village includes water efficient landscaping and the latest generation of water saving fixtures, such as shower heads and toilets. The plant palette considers water use and meets the City’s landscape ordinance found in Azusa Municipal Code Chapter 88.34 for water conservation. Very little turf grass is included in the plant palette. One of the only areas is located east of the building, which includes a dog park and walking path. The Senior Village building is subject to the Building Code, including Title 24, which has strict requirements on the installation of low flow shower heads and low flow toilets to meet water conservation guidelines. Policy 2.8 Continue to require the incorporation of water conservation features in the design of all new construction and site development. (I2 and I3) The Senior Village includes water conservation features such as water efficient landscaping and the latest generation of water saving fixtures, such as shower heads and toilets. The plant palette considers water use and meets the City’s landscape ordinance found in Azusa Municipal Code Chapter 88.34 for water conservation. Very little turf grass is included in the plant palette. One of the only areas is located east of the building, which includes a dog park and walking path. The Senior Village building is subject to the Building Code, including Title 24, which has strict requirements on the installation of low flow shower heads and low flow toilets to meet water conservation guidelines. Policy 2.11 Ensure the costs of improvements to the existing water supply and distribution facilities necessitated by new development to be borne by the new development benefiting from the improvements, either through the payment of fees, or the actual cost of construction, or both in accordance with State Nexus legislation. (I2 and I8) The cost of the new water loop system to serve the Senior Village will be borne by the new residences. Infrastructure Goal 3 Provide a wastewater (sewer) collection and treatment system that is able to support permitted land uses, upgrading existing deficient systems, and pursue funding sources to reduce cost of wastewater provision in the City. The California Grand Village Azusa Greens Specific Plan EIR includes an assessment of the sewer system and documentation that sufficient capacity exists to accommodate the Senior Village. Policy 3.5 Ensure the costs of improvements to the existing sewer collection and treatment facilities necessitated by new development to be borne by the new development benefiting from the improvements, either through the payment of fees, or the actual cost of construction, or both in accordance with State Nexus legislation. (I2 and I6) The cost of the extension of the sewer lateral from the existing line to the Senior Village will be paid by the developer. Furthermore, the developer will pay adopted sewer connection fees. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 20 Infrastructure Goal 4 Provide a flood control system that is able to support permitted land uses, while preserving the public safety; upgrade existing deficient systems; and pursue funding sources to reduce cost of flood control provision in the City. Policy 4.7 Require improvements to the existing storm drain and flood control facilities necessitated by new development to be borne by the new development benefiting from the improvements, either through the payment of fees, or the actual cost of construction, or both in accordance with State Nexus legislation. (I2) The Senior Village accommodates water quality and storm runoff by a series of underground vaults designed to hold storm water, promote groundwater infiltration, and release storm flows into Todd Avenue at a rate less than existing. All costs of this system are borne by the developer. Policy 4.8 Require new developments to employ the most efficient drainage technology to increase ground percolation, control drainage, and minimize damage to environmentally sensitive areas. (I2, I7, and I8) The underground vault system included as part of the Senior Village relies on the latest technology to promote groundwater recharge. The system provides a secondary benefit of controlling storm flows such that the release during the peak discharge is less than existing. Infrastructure Goal 5 Maintain solid waste collection and disposal service in accordance with the California Integrated Waste Management Act of 1989, pursue funding sources to reduce the cost of the collection and disposal services in the City. Policy 5.1 Maintain adequate solid waste collection for commercial, industrial, and residential developments in accordance with State law. (I3, I5, and I9) The Senior Village would implement a recycling system consistent with AB 939’s waste reduction goals. Assembly Bill 939 requires waste reduction to reduce strain on existing landfills. The Senior Village will meet the requirements of AB 939 by encouraging recycling and waste reduction. Waste reduction measures may include separate refuse and recycle trash cans placed throughout the Senior Village and in the dining areas, offices, and meeting rooms; work with the waste hauler to collect separated trash, including recyclables; collapse and recycle all cardboard boxes received with food and goods shipments; and encourage residents and staff to reduce waste by donating goods to charity instead of placing items in the trash bins. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 21 Economy Development Goal 4 Create a high-quality employment environment for Azusa residents. Policy 4.1 Support the creation of high-quality jobs for relatively low skill levels. (EC1 and EC4) The Senior Village creates approximately 90 full-time equivalent jobs. The majority will be high quality jobs requiring a variety of skills. The creation of new high-quality jobs in Azusa will contribute to the existing workforce and economic development of the City. Economy Development Goal 1 Build and maintain a strong, diverse economy in Azusa. Policy 1.1 Continuously monitor strategic opportunities and measure Azusa’s competitiveness within the regional economy. (EC1) The aging of Baby Boomers is an extremely large demographic that provides an economic opportunity for Azusa to be competitive in the regional housing marketplace. The demand for senior housing continues to rise as Baby Boomers age, yet supply has not kept pace with rising demand. Therefore, the Senior Village allows Azusa to compete in the region by supplying housing to this rising demographic. The Senior Village allows Azusa to provide senior housing to its residents who want to remain in Azusa but are looking for a senior housing solution. Instead of losing these residents to other areas of the region, Azusa can retain its senior resident base, as well as attract new senior residents with discretionary spending power. Finally, planning for multiple generations can influence housing choices for non-seniors. One factor can be proximity to elderly parents. Another can be location where the non-senior ultimately wants to retire, possibly to be close to children. The Senior Village can make Azusa more attractive to those non-senior families looking for multiple generation housing solutions. Economy Development Goal 8 Housing opportunities. Policy 8.1 Work to ensure a range of housing opportunities for Azusa residents of all ages, incomes, and family structures. (EC8) The California Grand Village Azusa Greens Specific Plan includes a Senior Village designed to provide new high-quality housing to those over 62 years of age. The Senior Village primarily includes Independent Living residences, as well as Assisted Living and Memory Care suites for those who need extra assistance. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 22 Economy Development Goal 9 Create a diverse and balanced revenue base with long-term value, avoided excess reliance on a single revenue source. Policy 9.2 Promote in a housing stock that will appreciate in value over time. (EC8) Predicting future housing values is difficult, however, the very high existing and future demand for senior housing is well documented. An increase in demand with limited supply generally results in higher values. Policy 9.3 Promote business development that can support the city’s property tax base, generate business-to-business sales taxes, and enhance Azusa’s economic health and quality of life. (EC1 and EC4) The Senior Village will generate approximately 90 full time equivalent jobs, which contributes to the City’s economic health. Additionally, the Senior Village will generate approximately $210,000 annually of surplus revenue for the City. Economy Development Goal 11 Create a unique place with high quality of life for all its residents. Policy 11.1 Promote quality of life for its own sake as well as making it part of an economic development strategy. Coordinate carefully with the other elements of the General Plan that address such key features of Azusa’s physical setting such as the natural environment. (EC2, EC3, EC7, and EC8) The purpose of the Senior Village is quality of life. The Senior Village is designed to take care of seniors and provide them a luxurious and safe setting. Meals, transportation, and social events are all taken care of and organized for the residents. Policy 11.2 Build long-term value in the community. (EC2, EC3, EC6, EC7, and EC8) Long-term value is often influenced by supply and demand. Very little senior housing has been supplied, yet demand continues to grow. With little supply and high demand, the property value is likely to increase. Furthermore, the Senior Village builds value in Azusa by providing a housing option to seniors who live in the City and want to remain in Azusa, and by attracting seniors from outside of Azusa who likely have discretionary income to eat and shop in Azusa and become part of the community. Policy 11.3 Connect housing development and residential quality to all aspects of the economic development strategy. (EC1 and EC8) The Senior Village provides housing to an underserved senior Independent Living market, creates 90 full- 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 23 time equivalent jobs, and leaves the City with an additional $210,000 annually from an increase in taxes. Therefore, the Senior Village balances providing housing to an underserved market while providing a fiscal benefit to the City. Public Service Goal 1 Protect the Community from criminal activity, reduce the incidence of crime, and provide other necessary service within the City. Policy 1.3 Require development projects contribute fees based on their proportional impact and demand for new resources, in accordance with State Nexus legislation. (PS3) Based on the Fiscal Impact Analysis prepared by DPFG (2016), the projected revenues the City would receive from sources such as property tax – secured, property tax in-lieu of vehicle license fees, utility user tax, franchise fees, and indirect sales tax capture would exceed the costs placed on the City, such as City administration, police, and fire by approximately $210,000 annually. Furthermore, according to the Los Angeles County Fire Department, the Fire Department has a procedure to recover costs for medical aid emergencies, which avoids additional fiscal demand being placed on the City. Policy 1.8 Ensure that project development site designs provide “defensible space.” (PS5) The Senior Village includes a Fire Master Plan that has been reviewed and approved by the LA County Fire Department under contract to the City of Azusa. The Fire Department determined that the site plan provides sufficient access, exiting, and defensible space in accordance with the Fire Code. Public Service Goal 2 Ensure adequate protection from fire and medical emergencies for Azusa Residents and Property Owners. Policy 2.5 Require all new development be assessed a pro-rated fee to pay for fire facilities and personnel. (PS3) Based on the Fiscal Impact Analysis prepared by DPFG (2016), the projected revenues the City would receive from sources such as property tax – secured, property tax in-lieu of vehicle license fees, utility user tax, franchise fees, and indirect sales tax capture would exceed the costs placed on the City, such as City administration, police, and fire by approximately $210,000 annually. Furthermore, according to the LA County Fire Department, the Fire Department has a procedure to recover costs for medical aid emergencies, which avoids additional fiscal demand being placed on the City. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 24 Policy 2.6 Require all new development to design site plans and structures with fire and emergency access and safety in mind. (PS5) The Senior Village includes a Fire Master Plan that has been reviewed and approved by the LA County Fire Department under contract to the City of Azusa. The Fire Department determined that the site plan provides sufficient access, exiting, and defensible space in accordance with the Fire Code. Policy 2.7 Ensure that buildings and lots are maintained in a manner that is consistent with fire prevention and personal safety. (PS5 and PS6) The Senior Village will be managed by an on-site full-time professional management company, that will be responsible for all property management, including life safety items identified in the Fire Master Plan. Recreational Goal 1 Provide constructive and creative leisure opportunities for all Azusans. Policy 1.1 Provide leisure opportunities through programs and activities that serve the general population, multi- generational needs, and the specialized needs of the physically challenged, young children, and seniors. (Rec1, Rec2, and Rec3) While this policy is intended for the City to develop recreation programs for a wide range of its residents, it is important to note that the Senior Village provides an extensive range of programs and activities for its residents. What makes a development like the Senior Village so successful is the combination of high quality housing and extensive amenity package, including activities and programming for its residents. Geology Hazards Goal 1 Ensure the continued functioning of essential (critical, sensitive and high-occupancy) facilities following a disaster; help prevent loss of life from the failure of critical and sensitive facilities in an earthquake; and help prevent major problems for post-disaster, response, such as difficult or hazardous evacuations or rescues, numerous injuries, and major cleanup or decontamination of hazardous materials. Policy 1.2 Require that proposed essential facilities apply the most current professional standards for seismic design and be subject to seismic review, including detailed site investigations for faulting, liquefaction, ground motion characteristics, and slope stability. (Geo1, Geo2, Geo4, Geo5, Geo13, and Geo27). While the Senior Village is not considered an essential facility, its design is based on the most current codes for seismic and other structural standards. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 25 Policy 1.3 Prohibit the location of Critical Facilities within an identified fault zone or potentially active fault zone of concern (or future Alquist-Priolo Earthquake Fault Zone, Figure Geo-2), unless it is determined by a qualified geologic engineer that a closer location will not result in undue risks based on detailed site investigations. (Geo1, Geo11, Geo14 and Geo27). A thorough geotechnical investigation was conducted that determined the Senior Village is located outside of an Alquist-Priolo Earthquake Fault Zone. The documentation is presented in the California Grand Village Azusa Greens Specific Plan EIR. Policy 1.4 Prohibit the location of Sensitive and High-Occupancy facilities within 100 feet of the identified active fault zone or potentially active fault zone of concern, unless it is determined by a qualified geologic engineer that a closer location will not result in undue risks based on detailed site investigations. (Geo1, Geo2, Geo11, Geo14, and Geo27) A thorough geotechnical investigation was conducted that determined the Senior Village is located outside of an Alquist-Priolo Earthquake Fault Zone. The documentation is presented in the California Grand Village Azusa Greens Specific Plan EIR. A fault was discovered south of the Senior Village within the golf course area. The distance is greater than 100 feet to the Senior Village, therefore, no geologic setbacks are required of the Senior Village. Air Quality Goal 1 Improve air quality in Azusa and reduce exposure to air pollutants. Policy 1.1 Integrate air quality concerns into land use planning decisions (AQ1 through AQ4, and AQ8). The Senior Village is not a substantial producer of air quality emissions, as documented in the California Grand Village Azusa Greens Specific Plan EIR. As a receiver, the Senior Village has been designed to live inward, with interior courtyards or other protected outdoor space. Interior common spaces and individual units are all climate controlled. Policy 1.2 Integrate air quality concerns into site design review (AQ1 and AQ5). The Senior Village is not a substantial producer of air quality emissions, as documented in the California Grand Village Azusa Greens Specific Plan EIR. As a receiver, the Senior Village has been designed to live inward, with interior courtyards or other protected outdoor space. Interior common spaces and individual units are all climate controlled. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 26 Noise Goal 1 Maintain community noise levels that meet health guidelines and allow for a high quality of life. Policy 1.1 Integrate noise considerations in the City’s land use planning and project approval process (N1, N2, N3, N5, N6, N10, N11, and N12). The Senior Village is not a substantial noise producer, as documented in the California Grand Village Azusa Greens Specific Plan EIR. As a receiver, the Senior Village has been designed to live inward, with interior courtyards or other protected outdoor space. Interior common spaces and individual units are all climate controlled and well insulated. Furthermore, windows will be a minimum dual glazed to ensure maximize noise dampening and walls will be fully insulated to ensure quiet interiors. The property will be designed to provide quieter interiors in far noisier environments than this location, such as near a freeway. Policy 1.2 Integrate noise considerations in the City’s land use planning and project approval process. (N1, N2, N3, N5, N6, N10, N11, and N12) The Senior Village is not a substantial noise producer, as documented in the California Grand Village Azusa Greens Specific Plan EIR. As a receiver, the Senior Village has been designed to live inward, with interior courtyards or other protected outdoor space. Interior common spaces and individual units are all climate controlled and well insulated. Furthermore, windows will be a minimum dual glazed to ensure maximize noise dampening and walls will be fully insulated to ensure quiet interiors. The property will be designed to provide quieter interiors in far noisier environments than this location, such as near a freeway. Housing Element Goal H3 Provide adequate sites for the development of new housing through appropriate land use and zoning designations to accommodate the City’s share of regional housing needs. Policy H3.1 Provide a range of residential development types in Azusa, including low-density single-family homes, moderate- density townhomes, higher-density multi-family units, and residential/commercial mixed use in order to address the City’s share of regional housing needs. The Senior Village provides a type of housing that is limited in the City of Azusa. While not specified in the Regional Housing Needs Assessment, senior housing is considered a special needs category that housing elements are required to address. Therefore, the Senior Village helps the City meets its housing goals. City of Azusa Housing Element Policies 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 27 Policy H3.7 Support the provision of high-quality rental housing for large families, students and senior households. The Senior Village provides housing to senior households, consistent with this policy. Policy H3.8 Provide incentives to facilitate the development of senior housing options. With the elimination of redevelopment areas, the City’s ability to provide direct incentives, such as funding or land, for senior housing no longer exists. However, the City has the ability to encourage and provide an incentive for senior housing by considering legislative actions such as a General Plan Amendment and Zone Code to allow for senior housing options in areas where housing might not be typically permitted. Residential zoned properties tend to be economically infeasible for senior housing. Development in a residential zone that allows multi-family uses can generate greater returns from for-sale condominiums/ townhomes or market-rate apartment projects. This is evidenced by the proliferation of both types of developments throughout Los Angeles and Orange Counties. However, the high operational costs associated with full-service senior housing, coupled with a market cap on what seniors can pay for housing, eliminates most multi-family sites from economic consideration for senior housing. The result is a combination of a lack of new senior housing and senior housing being located in non-residential zones. Unlike market rate housing, senior housing is uniquely qualified for location in non-residential zones. First, the structures, like hotels or office buildings, can be constructed with sufficient insulation to withstand noisier environments, such as adjacent to freeways or very busy arterial roadways. Second, senior housing complexes tend to live inward, toward interior spaces sheltered from surrounding land uses. This design provides security and privacy for residents, while also further insulating residents from surrounding land uses. Third, most senior communities are “for rent” as opposed to “for sale” therefore residents generally don’t try to protect their real estate asset like they would if they owned the property. Lastly, the unfortunate reality is the length of stay at senior communities is less than a typical homeowner in a residential neighborhood. The majority of recent Senior Housing developments located in Southern California are not located in residentially zoned areas, which means to encourage and incentivize the construction of senior housing, cities are supporting legislative actions to permit senior housing in non-residential districts. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Page | A - 28 Housing Element Goal H4 Minimize the impact of governmental constraints on housing production and affordability. Policy H4.2 Use the specific plan or a similar process as a tool to provide flexible and creative solutions to housing on larger pieces of property. The project site consists of 4.48 acres for the Senior Village. While the size of the project site is not large, the uniqueness of the RCFE land use supports preparation of a specific plan. The California Grand Village Azusa Greens Specific Plan incorporates flexible and creative solutions to provide senior housing to the City while protecting the on-going and future operations of the existing businesses in the area. Furthermore, the California Grand Village Azusa Greens Specific Plan outlines the design criteria and development standards to ensure high quality architecture that blends with other architecture in Azusa. 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 1Section1Section LIST OF PREPARERS7Section Page 7-1Dhammakaya International Meditation Center SPECIFIC PLAN VCS Environmental 30900 Rancho Viejo Rd, Suite 100 San Juan Capistrano, CA 92675 In conjunction with: Carlile Coatsworth Architects, Inc. 2495 Campus Drive, 2nd Floor Irvine, CA 92612 DUKE CRM 22 Socorro Rancho Margarita, CA 92688 Fong Hart Schneider — Partners 31742 Coast Highway Laguna Beach, CA 92651 Investigative Science and Engineering, Inc. 1134 D Street P.O. Box 488 Ramona, CA 92065 JM Research & Consulting 5110 Magnolia Avenue Riverside, CA 92506 Petra Geotechnical, Inc. 25050 Avenue Kearny Suite 110A Valencia, CA 91355 Linscott Law & Greenspan 2 Executive Circle, Suite 250 Irvine, CA 92614 Walden & Associates 2552 White Road, Suite B Irvine, CA 92614 California Grand Village Azusa Greens Specific Plan Appendix B AZUSA GREENS PARKING STUDY August 9, 2018 Mr. Drew D. Purvis, Managing Partner CGVA Partners, LLC 1209 Santiago Drive Newport Beach, California 92660 LLG Reference No. 2.16.3690.1 Subject: Revised Parking Demand Analysis for the California Grand Villages at Azusa Greens Azusa, California Dear Mr. Purvis: As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this revised Parking Demand Analysis for the proposed California Grand Villages at Azusa Greens (CGVAG) project (hereinafter referred to as Project). The proposed Project, as illustrated in the most current Site Plan prepared by Irwin Partners Architects dated August 2018, includes development of a 253-unit independent living village for seniors and amenities that includes a restaurant/food service, recreation center, entertainment facilities, pool/spa and gym, similar to other senior facilities now in existence and/or under development. The Project site is a 4.48± rectangular-shaped parcel of land that is generally located at the southeast corner of Sierra Madre Avenue and Todd Avenue in the northwest corner of the City of Azusa within the Azusa Greens Country Club. The subject property, which zoned “open space” in the City’s General Plan Land Use Map/Zoning Map, is a part of the golf course. Pursuant to our discussions and understanding of the City of Azusa requirements, the preparation of a parking study is required in order to validate that the proposed Project can adequately meet its peak parking demand requirements. This report evaluates the Project’s parking needs based on the consideration of the City’s Municipal Code, as well as a comparison to parking information contained in the 4th Edition of Parking Generation, published by the Institute of Transportation Engineers (ITE) [Washington, D.C., 2010], and previous field studies of actual parking demand at existing sites with similar characteristics. Mr. Drew D. Purvis August 9, 2018 Page 2 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc This study focused on the following tasks: a) Calculates the proposed Project parking requirements based on the application of the City of Azusa Municipal Code parking ratios; identifies any Code-based surplus or deficiency by comparing Code requirements against the proposed supply; b) Calculates the proposed Project parking requirements based on the application of the 4th Edition of Parking Generation, published by ITE parking ratios; identifies any ITE-based surplus or deficiency by comparing ITE requirements against the proposed supply; c) Compared actual field study empirical parking ratios from similar sites; d) Calculated the design-level parking demands based on the empirical parking ratio comparison assessment as stated above, and validated the adequacy of the proposed parking supply. Our method of analysis, findings, and recommendations are detailed in the following sections of this report. PROJECT LOCATION AND DESCRIPTION The Project site is a 4.48± rectangular-shaped parcel of land that is generally located at the southeast corner of Sierra Madre Avenue and Todd Avenue in the northwest corner of the City of Azusa within the Azusa Greens Country Club. The subject property, which zoned “open space” in the City’s General Plan Land Use Map/Zoning Map, is a part of the golf course. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the subject property in the context of the surrounding street system. The proposed Project includes development of a 253-unit independent living village for seniors within a resort setting. This facility includes amenities such as meals in a gourmet restaurant, deli, housekeeping, concierge, security, high-tech movie theater, computer café, art studio, salon and spa, gym/fitness rooms, transportation, and numerous programmed activities and outing. Please note that based on extensive research and discussion with ISL Ventures, who runs over 80 communities nationwide, the amenities identified above are consistent with typical senior facilities owned and operated by ISL Ventures as well as other similar companies. Table 1 summarizes the proposed Project development totals for the site. Review of Table 1 shows that the proposed Project will consist of 253-units, of which 199 are specified Mr. Drew D. Purvis August 9, 2018 Page 3 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc for senior independent living, 28 for senior assisted living, and 26 for senior memory care. While primarily an independent living village, the assisted living and memory care provide continuing care as needed. A total of 253 parking spaces is proposed within a four level parking garage. Figure 2 presents the Conceptual Site Plan for the Project, prepared by Irwin Partners Architects dated August 2018. PARKING DEMAND ANALYSIS To determine the number of parking spaces required to support the proposed Project, the parking requirement was calculated based on three methods. The first method is based on parking information per the City of Azusa Municipal Code Section 88.36.050 Number of Parking Spaces Required. The second method is based on parking information contained in the 4th Edition of Parking Generation, published by the Institute of Transportation Engineers (ITE) [Washington, D.C., 2010]. The third method is based on results of previous parking study of similar independent living and/or assisted living facilities for which empirical parking rates were developed for these proposed project land uses. Parking Requirements per City Code This section determines the number of parking spaces required to support the Proposed Project based on the City of Azusa Municipal Code Section 88.36.050 Number of Parking Spaces Required. As noted earlier, the Project includes the construction of 253-units, of which 199 are specified for senior independent living, 28 for senior assisted living, and 26 for senior memory care. The City’s Municipal Code only provides a parking code ratio for Senior Housing, and not for a Residential Care Facility for Elderly (RCFE) use. Section 88.36.050 states:  Senior Housing Project: one (1) space for each unit in a garage, plus one (1) guest parking space for each 4 units. It appears that the Senior Housing Project parking ratio applies to Senior Citizen Apartments, which are the only specified Allowable Uses identified in Corridors (88.26.005) and Districts (88.24.005). However, Senior Citizen Apartments have a very different parking demand than a full-service RCFE development with a mix of independent, assisted and memory care residences. Furthermore, Section 88.36.080 appears to recognize the variation in parking requirements for senior projects and establishes a procedure to determine parking requirements “based on quantitative information provided by the applicant that documents the need for fewer spaces for Mr. Drew D. Purvis August 9, 2018 Page 4 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc these types of residential projects.” Therefore it is our opinion that the Senior Housing Project parking requirement does not apply and the following quantitative analysis based on ITE rates as well as actual field studies are more appropriate. Additional Staffing Based on comments from City staff, it is our understanding that staff is under the impression that a highly amenitized senior facility, like the proposed Project, would require additional parking requirements when compared to a facility that does not provide them. However, as noted earlier, the amenities identified are consistent with typical senior facilities now in existence and/or under development. In any event, based on information provided by the Applicant, key staffing details identified that a highly amenitized facility may require additional staffing, of which would include the following additional staff:  Two (2) Chaplains  One (1) Director Assistant  One (1) Voluntary Coordinator  One (1) Driver  Three (3) Physical Therapists  One (1) Assistant Review of the above information shows that the proposed Project may require up to an additional nine (9) employees. To provide a conservative assessment, the parking demand forecasts presented later in this report have included up to nine (9) additional spaces to account for the potential staffing increase. Parking Requirements per 4th Edition of Parking Generation This section determines the number of parking spaces required to support the proposed Project, inclusive of the combined demand of residents, staff/employees, and guests, based on parking generation rates contained within the 4th Edition of Parking Generation, published by the Institute of Transportation Engineers (ITE) [Washington, D.C., 2010]. ITE’s 4th Edition of Parking Generation specifies the following weekday 85th percentile peak parking rates for senior adult housing (attached) and assisted living:  ITE Land Use 252: Senior Adult Housing – Attached: 0.66 spaces per unit.  ITE Land Use 254: Assisted Living: 0.54 spaces per unit. Please note that use of these land uses to determine project parking requirements is consistent with the land uses utilized to develop the trip generation for the proposed Mr. Drew D. Purvis August 9, 2018 Page 5 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc Project as identified in the California Grand Villages at Azusa Greens Traffic Impact Analysis Report dated February 6, 2018, prepared by LLG. Table 2 summarizes the parking requirements for the proposed Project using the above-referenced ITE peak parking ratios. As shown, direct application of ITE peak parking ratios to the development totals results in a parking requirement of 132 parking spaces for the proposed senior independent living development, 30 parking spaces for the proposed assisted living and memory care component of the Project and 9 spaces for additional staffing. With a proposed parking supply of 253 spaces, a parking surplus of 82 spaces is forecast for the proposed Project. Empirical Parking Rates In addition to the ITE parking rate, research has been conducted for empirical parking ratios. Below provides detailed empirical parking ratios from similar sites. Please note that the parking rates identified below are based on parking studies of facilities similar to that of the proposed Project and include the demand associated with residents, staff/employees and guests. As such, the parking ratios used to forecast the parking demand of the proposed Project are a “blended ratio” that already accounts for the combined demand of residents, staff/employees, and guests. As such, no further adjustment or additional parking calculations are required to account for the parking demand for staff/employees, or even guests.  Parking Needs Study Update for Emerald Court Expansion, City of Anaheim, dated May 14, 2015, prepared by LLG. Emerald Court is an existing senior facility located at 1731 West Medical Center Drive that provided 194 senior units (220 beds), consisting of 148 independent living units (170 beds) and 46 assisted living units (50 beds). Empirical parking rates derived were: Independent and Assisted Living  0.71 spaces/unit on a peak Sunday or holiday  0.69 spaces/unit on a typical weekday  0.62 spaces/unit on a typical weekend day  0.63 spaces/bed on a peak Sunday or holiday  0.61 spaces/bed on a typical weekday  0.55 spaces/bed on a typical weekend day Please note that Emerald Court provides similar amenities to that of the proposed Project such as dining facilities, housekeeping, transportation, and numerous programmed activities and outing. The following link provides additional Mr. Drew D. Purvis August 9, 2018 Page 6 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc information about the type of facility and amenities it provides (https://www.kiscoseniorliving.com/).  Parking Needs Study Vivante Senior Living Community – Phase II (“Vivante North”), City of Costa Mesa, dated June 20, 2016, prepared by LLG. In this study, parking surveys were conducted at the existing Vivante senior living facility located at 1640 Monrovia Avenue in the City of Costa Mesa. This existing facility provides a total of 185 senior units inclusive of assisted living and memory care living units. Based on its mix of studio, one bedroom and two bedroom units, this 185-unit total translates to the equivalent of 225 beds. Empirical parking rates derived were: Independent and Assisted Living  0.67 spaces/unit on a peak Sunday or holiday  0.57 spaces/unit on a typical weekday  0.46 spaces/unit on a typical weekend day Please note that Vivante Senior Living is classified as a luxury facility that was awarded in 2016 “best assisted living community in Southern California”. This facility provides similar amenities to that of the proposed Project such as dining facilities, housekeeping, concierge, security, movie theater, art studio, salon and spa, gym/fitness rooms, transportation, and numerous programmed activities and outing. The following link provides additional information about the type of facility and amenities it provides (http://vivanteliving.com/).  Trip Generation and Parking Analysis for the Riverpark Senior Housing Project, City of Oxnard, dated June 26, 2015, prepared by Associated Transportation Engineers (ATE). In that study, ATE conducted parking surveys at four senior housing complexes located in Ventura County, which included The Bonaventure (10949 Telegraph Road, Ventura) with 115 independent living units, Simi Hills (950 Sunset Garden Lane, Simi valley) with 96 independent living units, Ventura Townhouse (4900 Telegraph Road, Ventura) with a mix of senior independent and assisted living units (283 total units), and Cypress Place Senior Living (220 Cypress Point Lane, Ventura) containing a mix of 76 independent living units, 48 assisted living units, and 38 memory care units (162 total units). Empirical parking rates derived were: Independent Living Only  0.50 spaces/unit peak demand rate Mr. Drew D. Purvis August 9, 2018 Page 7 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc  0.48 spaces/unit average demand rate Independent and Assisted Living  0.65 spaces/unit peak demand rate  0.60 spaces/unit average demand rate Please note that The Bonaventure, Simi Hills, Ventura Townhouse and Cypress Place Senior Living all provide similar amenities to that of the proposed Project. The following links provide additional information about the type of facility and amenities they provide. https://www.holidaytouch.com/ (The Bonaventure) https://www.holidaytouch.com/ (Simi Hills) http://www.venturatownehouse.com/ (Venture Townhouse) https://cypressplaceseniorliving.com/ (Cypress Place Senior Living) Based on the results of the parking ratio compilation presented above, the parking ratios from LLG’s May 2015 study for the Emerald Court project were generally greater compared to those presented in the LLG’s June 2016 study for the Vivante North project and the ATE study. Table 3 presents the parking requirements for the proposed Project using LLG’s empirical parking rates, in addition to the ratios per ATE for comparison. As shown, the proposed Project will have a minimum surplus of 64 spaces, 69 spaces, and 87 spaces, respectively for a holiday, typical weekday and typical weekend day when compared to a parking supply of 253 spaces. As shown in the last two rows of Table 3, parking surpluses will be greater based on the application of LLG Vivante and ATE parking ratios. Based on the above findings, the proposed 253 spaces would be sufficient to accommodate the expected peak parking demands of the proposed Project, inclusive of the combined demand of residents, staff/employees, and guests. Given these results, we conclude that the proposed parking supply of 253 spaces is adequate to accommodate the California Grand Villages at Azusa Greens anticipated parking needs. Parking Information from Potential Operator One of the potential operators for the proposed senior facility is ISL Ventures. ISL Ventures reviewed the proposed Project and prepared a letter that documents their approach in estimating parking demands for the site based on general information compiled from over 80 communities that they manage. This letter includes detailed staffing information by time of day and also includes shift overlays, resident parking, guest parking, vendors and carpooling. Attached to this report as Appendix A is the letter prepared by ISL Ventures. ISL Ventures estimates a parking demand for this Mr. Drew D. Purvis August 9, 2018 Page 8 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc type of facility to have a parking need of 182 spaces. In addition, ISL Ventures concludes that the Project provides more than adequate parking to accommodate their parking needs. Direct comparison between ISL Venture estimates to that of the empirical data collected by LLG shows similar results between the two. Therefore, based on all of the information provided above, LLG concludes that the proposed Project has adequate parking to accommodate the parking needs for this type of facility. SUMMARY OF FINDINGS AND CONCLUSIONS 1. The California Grand Villages at Azusa Greens Project is proposing to construct a 253-unit independent living village for seniors and amenities that includes a restaurant/food service, recreation center, pool/spa and gym. The Project site is a 4.48± rectangular-shaped parcel of land that is generally located at the southeast corner of Sierra Madre Avenue and Todd Avenue in the northwest corner of the City of Azusa within the Azusa Greens Country Club. The subject property, which zoned “open space” in the City’s General Plan Land Use Map/Zoning Map, is a part of the golf course. The proposed Project will consist of 253-units, of which 199 are specified for senior independent living, 28 for senior assisted living, and 26 for senior memory care. While primarily an independent living village, the assisted living and memory care provide continuing care as needed. A total of 253 parking spaces is proposed within a four level parking garage. 2. This parking demand analysis validates that the proposed parking supply of 253 spaces is adequate to accommodate the parking needs of the Project. 3. The City’s Municipal Code only provides a parking code ratio for Senior Housing Projects, which would apply to Senior Citizen Apartments and not to full-serve Residential Care Facility for Elderly use developments like that of the proposed Project. Hence, consistent with the City’s Municipal Code, the parking requirements for the Project is “based on quantitative information provided by the applicant that documents the need for fewer spaces for these type of residential projects”, with a focus to information provided in the 4th Edition of Parking Generation, published by ITE, as well as actual field study empirical parking ratios from similar sites to determine the proposed Project’s parking needs. 4. Direct application of ITE peak parking ratios to the development totals results in a parking requirement of 132 parking spaces for the proposed senior independent living development, 30 parking spaces for the proposed assisted living and Mr. Drew D. Purvis August 9, 2018 Page 9 N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc memory care component of the Project and 9 spaces for additional staffing. With a proposed parking supply of 253 spaces, a parking surplus of 82 spaces is forecast for the proposed Project. 5. Based on application of empirical parking rates, which were development based on parking studies of facilities similar to that of the proposed Project and include the demand associated with residents, staff/employees and guests, the proposed 253 spaces would be sufficient to accommodate the expected peak parking demands of the proposed Project. 6. Given these results, we conclude that adequate parking would be provided on site to accommodate the proposed Project. * * * * * * * * * * We appreciate the opportunity to prepare this parking analysis for California Grand Village at Azusa Greens Project. Should you have any questions or need additional assistance, please do not hesitate to call Shane Green or me at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Richard E. Barretto, P.E. Principal cc: Shane S. Green, P.E., Transportation Engineer III Attachments N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc TABLE 1 CALIFORNIA GRAND VILLAGES AT AZUSA GREENS PROJECT DEVELOPMENT SUMMARY1 F Land Use/Project Description No. # of Dwelling Units No. # of Beds Approximate Average Square Footage per Unit (SF) Independent Living  Studio 50 50 505  1 Bedroom 21 21 710  1 Bedroom plus Den 84 84 909  2 Bedroom 38 76 1,088  3 Bedroom 6 18 1,554 Sub-Total 199 249 167,146 Memory Care  1 Bedroom 26 26 381 Sub-Total 26 26 9,898 Assisted Living  Studio 20 20 389  1 Bedroom 8 8 468 Sub-Total 28 28 11,533 Total 253 DU 303 Beds 188,577 SF Vehicular Parking Supply  Standard 230 spaces -- --  Van Accessible 3 spaces -- --  Handicapped 12 spaces -- --  Guest 8 spaces -- --  Loading 1 spaces -- -- Total Vehicular Parking Supply 253 spaces plus 1 loading space -- -- 1 Source: Irwin Partners Architects, California Grand Village Azusa Greens Site Plan 08-07-2018. N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc TABLE 2 PEAK PARKING DEMAND FORECAST BASED ON ITE PARKING GENERATION RATES2 ITE Land Use Size ITE Parking Generation Spaces Required 85th Percentile Peak Period Rates Senior Independent Living  252: Senior Adult Housing – Attached 199 units 0.66 spaces per unit 132 spaces Assisted Living and Memory Care  254: Assisted Living 54 units 0.54 spaces per unit 30 spaces Additional Staffing Demand 9 spaces ITE Parking Requirement Subtotal 171 spaces Proposed Parking Supply 253 spaces Parking Surplus/Deficiency +82 spaces 2 Source: Parking Generation, 4th Edition, Institute of Transportation Engineers (ITE), Washington, DC (2010). N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 California Grand Villages at Azusa Greens, Azusa Parking Study 8-9-18.doc TABLE 3 PEAK PARKING DEMAND FORECAST BASED ON EMPIRICAL PARKING RATIOS Project Description (1) Type of Day (2) Design Parking Rate (3) Proposed Project Description (4) Parking Demand (5) Additional Staffing Demand (6) Total Parking Demand (5) Comparison With Proposed Parking Supply Parking Spaces Surplus/ Deficiency (+/-) LLG3: Senior Independent Living, Assisted Living and Memory Care Peak Sunday / Holiday 0.71 spaces/unit 253 units 180 9 189 253 +64 Typical Weekday 0.69 spaces/unit 253 units 175 9 184 253 +69 Typical Weekend Day 0.62 spaces/unit 253 units 157 9 166 253 +87 LLG4: Senior Independent Living, Assisted Living and Memory Care Peak Sunday / Holiday 0.67 spaces/unit 253 units 170 9 179 253 +74 Typical Weekday 0.57 spaces/unit 253 units 144 9 153 253 +100 Typical Weekend Day 0.46 spaces/unit 253 units 116 9 125 253 +128 ATE: Senior Independent Living, Assisted Living and Memory Care Peak Demand 0.65 spaces/unit 253 units 164 9 173 253 +80 Average Demand 0.60 spaces/unit 253 units 152 9 161 253 +92 3 Source: Parking Needs Study Update for Emerald Court Expansion, Anaheim, dated May 14, 2015, prepared by LLG. Emerald Court is an existing senior facility located at 1731 West Medical Center Drive that provided 194 senior units, with a mix of 148 independent living and 46 assisted living units, with a mixture of studio, one bedroom and two bedroom units that translates to the equivalent of 220 bedrooms. 4 Source: Parking Needs Study Vivante Senior Living Community – Phase II (“Vivante North”), City of Costa Mesa, dated June 20, 2016, prepared by LLG. In this study, parking surveys were conducted at the existing Vivante senior living facility located at 1640 Monrovia Avenue in the City of Costa Mesa. This existing facility provides a total of 185 senior units inclusive of assisted living and memory care living units. Based on its mix of studio, one bedroom and two bedroom units, this 185-unit total translates to the equivalent of 225 beds. LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-16-3690-1 California Grand Villages at Azusa Greens, Azusa N:\3600\2163690 - California Grand Villages at Azusa Greens, Azusa\Parking Study\Report\3690 Dividers.doc APPENDIX A ISL VENTURE PARKING LETTER 408 Cascade Avenue, # 855, Hood River, OR 97031 - (541) 490-2395 July 24, 2018 Dennis M. Fitzpatrick Via email PacTen Partners 1209 Santiago Drive Newport Beach, CA 92660 RE: Projected Parking Requirements California Grand Villages, Azusa, CA Dear Mr. Fitzpatrick, As part of our evaluation of your California Grand Villages project (the “Community”), we have created and refined detailed expectations of the Community’s staffing structure at stabilization. We have also projected parking requirements for this community based significantly upon the staffing structure and ISL’s programming and operations standards and experience. A summary our these parking requirements is attached for your review. We conclude that California Grand Villages, as currently designed and utilizing ISL’s programming and operations models, will require and comfortably operate with 182 parking spaces. While we are neither parking or traffic experts, nor third party traffic and parking consultants, we feel quite confident that our parking assessment reasonably projects the number of parking spaces the Community will need to comfortably satisfy our operational needs. ISL Ventures is the sister development company of Integral Senior Living, a national senior housing company who currently operates over 80 communities and who cares for and employs thousands of residents and employees. Our principals and key executives have opened over 100 ground-up senior housing developments and we have incorporated this experience and our extensive operating data into our parking projection. Sincerely, David Simon Principal @ ISL Ventures, LLC 2018 Order of Magnatude Estimates for Discussion Purposes Only Residents / EEs Occ %Parking Req 57 - 100%57 27 - 100%27 (84) - 15%(13) 199 93%50%93 28 93%5%1 26 93%0%- 253 93%5%12 5 - 100%5 182 Total Day Shift AM Split PM Split AM Tri PM Tri NOC Tri 9:00 7:00 1:00 6:30 2:30 11:00 5:00 1:00 7:00 2:30 11:00 7:00 6 4 1 1 0 0 0 0 0 0 0 0 0 0 11 1 0 0 3 3 4 13 1 0 0 5 5 2 34 1 17 17 0 0 0 15 0 8 3 0 0 5 5 5 0 0 0 0 0 3 3 0 0 0 0 0 3 1 2 0 0 0 0 90 16 27 21 8 8 11 Total Day Shift 5 4 0 0 5 1 6 1 18 1 12 0 5 5 3 3 3 1 57 16 California Grand Villages, Azuza 27 Total 27 14 Split Shifts Tri Shifts 0 0 2 17 0 Memory Care Culinary 0 8 5 0 0 Housekeeping Activities Marketing Maintenance 0 4Assisted Living 0 5 Split Shifts Tri Shifts 1 0 0 0 Max Employees per Shift Shift Overlap EEs Carpooling or Using Public Transportation IL Units AL Units MC Residents Guests Total Maximum EEs on Overlapping Shifts Projected Parking Requirements Total EEs at Stabilization by Department Maximum On-Site Presense Max Employees on Overlapping Shifts Administration Independent Living Assisted Living Memory Care Culinary Housekeeping Activities Marketing Maintenance Administration Independent Living Vendors/Other @ ISL Ventures, LLC 2018 Order of Magnatude Estimates for Discussion Purposes Only Day Shift AM Split PM Split AM Tri PM Tri NOC Tri Total 9:00 7:00 1:00 6:30 2:30 11:00 5:00 1:00 7:00 2:30 11:00 7:00 4 1 1 0 0 0 6 0 0 0 0 0 0 0 1 0 0 3 3 4 11 1 0 0 5 5 2 13 1 17 17 0 0 0 34 0 8 3 0 0 5 15 5 0 0 0 0 0 5 3 0 0 0 0 0 3 1 2 0 0 0 0 3 16 27 21 8 8 11 90 To/From Work (Net of Carpool/Public Trans)15%27 46 35 14 14 18 153 AM Peak 14 0 0 0 0 0 14 Non Peak 0 46 35 14 14 18 126 PM Peak 14 0 0 0 0 0 14 Mid Shift Trips (Net of Carpool/Public Trans)50%14 23 17 7 7 9 77 AM Peak 0 0 0 0 0 0 0 Non Peak 14 23 17 7 7 9 77 PM Peak 0 0 0 0 0 0 0 Total Employee Trips 41 69 52 20 20 27 230 AM Peak Non Peak PM Peak Total Total Employee Trips 14 202 14 230 Other Traffic Generators Community Bus/Van for Activities 0 8 0 8 Family & Friend Visits 16 16 16 47 Marketing Prospect Visits 0 4 0 4 Deliveries/Vendors 0 12 0 12 IL Residents 25%0 46 0 46 AL Residents 10%0 0 0 0 Mem Residents 0%0 0 0 0 Other 1 1 1 4 Total Other Traffic Generators 17 88 17 122 Projected Daily Trips at Stabilization 31 290 31 351 Activities Marketing Maintenance Total Employee Trips Independent Living Assisted Living Memory Care Culinary Housekeeping California Grand Villages, Azuza Traffic Generation Estimates EEs at Stabilization by Department Administration